Architectural Design Guidelines for the
SouTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Office of Planning and Development & Memphis Landmarks Commission
City of Memphis, Tennessee October 1998 -
Architectural Design Guidelines for the
South Main Street Historic Preservation District
Prepared by: Winter & Company 775 Poplar Avenue Boulder, CO 80304 (303) 440-8445
October 1998
Copyright, © 1998 by Nore V. Winter , Credits Credits
CITY OF MEMPIDS
Memphis Landmarks Commission Members: Jessica E. Robinson, Chair Joey Hagan, Vice-Chair Jerry Benya Gale Jones Carson Dianne Dixon Rev. George Dowdy Lisa A. Krupicka Elizabeth Pritchard Bill Scarbrough
Commission Staff: Darrell Cozen Jennifer Tucker Erin Hanafin Berg
SOUTH MAIN STREET NEIGHBORHOOD ASSOCIATION Joseph R. Williams, President Phil Woodard , Vice-President Mark Grawemeyer, Past President
TENNESSEE HISTORICAL COMMISSION
CONSULTANT
Winter & Company NonV. Winter Ray Kramer Brian W. Koenig Betsy Shears Diana Brent Jonathan Modell
The activity that is the subject ofthis publication has been financed in part with federal funds from the National Park Service, Department of the Interior. However, the contents and opinions do not necessarily reflect the views or policies of the Department of the Interior, nor does the mention of trade names or commercial products constitute endorsement or recommendation by the Department of the Interior.
Regulations of the U.S. Department of Interior strictly prohibit unlawful discrimination in departmental Federally Assisted Programs on the basis of race, color, national origin, age or handicap. Any person who believes he or she has been discriminated against in any program, activity, or facility operated by a recipient of Federal assistance should write to: Director, Equal Opportunity Program , U.S. Department of the Interior, National Park Service, P.O. Box 37127, Washington, D.C. 20013-7127.
Historic photos are provided courtesy of Memphis and Shelby County Room , Memphis/Shelby County Library and Information Center.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT CITYoJMEMPHIS • , Credits Table of Contents
Table of Contents
Credits·····························································································································
································:··· ii Preface
...... v Which
Design Guidelines Apply to Your Project ...... x
Introduction ...... 1 The Concept of Signif icance ...... 4 The Period of Sign ifica nce ...... 4 The Concept of In tegri ty ...... 4 Choosing a Preservation A pproa.cr ...... 5 Pla nnin g a Preservati on Project ...... 6 The Secretary of the I nterior 's Standards for the Rehabilitation of Historic Buildin gs ...... 6 Sig nificance a nd Beefits of the Historic Di strict Tod ay ...... 6 W hat are Design Guidelines? ...... 8 Goals for Desig n Review in the South Main Street Hi storic District ...... 8 How t he Sou th Main Street Desig n Gu idelines are Orga ni zed ...... 9 The Forma t for a G uidel i ne ...... 9 The Mem phis Landma rks Comm ission ...... I 0 The Scope of the G u idelines ...... I 0 How to Use the G uidel i nes ...... II Recom mended Submittal Doc uments ...... I I Wha t is rev iewed ? ...... 12
Chapter 1: Historic Overview of the South Main Street Historic Preservation District ...... 13
Chapter 2: Architectural Styles and Building Types of South Main Street ...... 17
Chapter 3: Guidelines for Historic Properties ...... 25 Treatment of Character-Def in i ng Features ...... 28 Desi g n of Alteration s ...... 29 Storef ronts ...... 30 Storefront Detai ls ...... ,...... 31 Win dows ...... 33 En tries ...... 34 Kick plates ...... 36 Facade Materials ...... 36 Corn ices ...... 37 R oofs ...... 38 Tech n ical Repai rs ...... 38 Add itions to Historic B uild ings ...... 40 Structura l Systems ...... 4 1
Preface
Chapter 4: Design Guidelines for New Construction ...... 43 Architectural Character ...... 45 Site Plan Guidelines ...... 45 Mass and Scale ...... 46 Roof Shape ...... :...... 46 Materials ...... 47 Solid-to-void Ratio ...... 47 Alignment of Facade Elements ...... 48 Windows ...... 48 Entries ...... 48
Chapter 5: Guidelines for Signs ...... 49 Sign Context ...... 52 Permitted Sign Types ...... 53 Inappropriate Sign Types ...... 54 Sign Materials ...... ·...,...... 54 Sign Content ...... 54 Sign Lighting ...... 55 Off-Premise Signs ...... ,...... 55
Chapter 6: Guidelines for All Projects ...... 57 Accessibility ...... 59 Acoustics ...... 60 Archaeological Features ...... 60 Awnings and Canopies ...... 60 Demolition ...... 61 Design for Energy Conservation ...... 62 Fencing ...... 63 Glass ...... 64 Landscaping ...... 64 Lighting ...... 65 Mechanical Equipment and Service Utilities ...... 66 Parking ...... 67 Relocation ...... 68 Rooftop Uses ...... 69 Security Devices ...... 69 Sidewalks & Walkways ...... 69
Appendices ...... 71 A: Interpretation of Terms Related to Compliance ...... 73 B: The Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings ...... 74 C: Recommendations for On-Going Building Maintenance ...... 75 D: Recommendations for Building Color ...... 77
Glossary ...... 79
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT CITY of MEMPHIS
C I TYoJMEMPH I S •• SOUTH MA I N STREET HISTOR IC PRESERVATION D ISTRICT
Preface
Preface
The South Main Street Historic Preservation District contains a special combination of traditional commercial storefront buildings. They convey a sense of the historic character of the warehousing and commercial activities that have been a part of the transportation and wholesale of goods in Memphis for the past one hundred years. It is a particularly interesting part of downtown because it exhibits a sense of "living history," one by which the area continues to tell a part of the story of Memphis.
Early photographs demonstrate that South Main was a
lively district. Its underlying framework came from Public transportation-including trolleys, trains and the repetition of similar building elements among the buses-were important aspects of the early character of various stores, warehouses and offices that housed the South Main Street. majority of business activity. For example, most buildings had a transparent storefront at the street level that permitted passersby to see the goods and activities inside. Virtually all of the buildings had brick fronts aligned at the sidewalk edge. Ornamentation appeared in a variety of forms, from stamped metal cornices to inlaid brick patterns to carved wood and terra cotta details. While variations in scale and building period were reflected in the details of the individual building designs, an overall sense of visual continuity existed.
. Horizontal moldings and window sills were generally
aligned on building facades, which contributed to this Many of the same buildings that were seen historically still sense of visual continuity. Where second floors existed, line the street (see above). The trolley tracks have also the repeated rhythms of similarly-sized windows also returned. enhanced the setting.
While there was a certain degree of unity to the district, the climate was one of informal design and dynamic commerce. Signs of varying sizes and materials changed frequently. In addition, portions of storefronts were often modified. The character, as conveyed in historic photographs is not one of a pristine, carefully controlled area, but rather one in which variations in design details were typical.
Once the hub of activity for South Main Street, Central Station is being rehabilitated to again serve as a transportation hub within a mixed use development.
Preface
By the 1930s, the automobile (and associated signage) had begun to dominate the street scene. Despite this change, however; the overall character of the buildings remained intact. Signs did not visually overpower individual buildings.
Changes in a building's appearance are typical of an evolving commercial district. The building on the left is the same as the Hobart building seen in the before and after photos on the following page. in these photographs, an awning appears in the right hand bay, whereas it appears in the central bay on page vii.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT M CITYo j M E MPHI S CITY o f M EMP HI S •• SOUTH MAIN STREET HISTOR IC PRESERVATION DISTRICT
Preface
The designs for signs reveal a lot as well. Flush• mounted signs were painted onto brick or located in the transom panel above the display window. Many of these seemed to align at similar heights. Signs on glass addressed pedestrians at eye level. Neon added liveliness to the character of the street. Projecting signs were relatively modest in scale and few overwhelmed the scene. In general, signs were in balance with the street setting as a whole.
Fabric awnings appeared on many buildings. Transom windows (those located just above the door and Horizontal metal canopies appeared on others. Many display windows) were typically used to allow extra light structures, however, had no shading over the sidewalk into the interior spaces of a store and opened before the era at all. of air conditioning. However; in some cases, property owners used this area as a sign band.
This informality, as conveyed in historic photographs, provides an important direction for preservation in the district. It suggests that a reasonable degree of flexibility in the use of design details is appropriate. The district was never fancy and it should not be so today. While the continuity of the district's overall character should be respected, it is also true that a certain degree of flexibility is appropriate in renovation work and that new, compatible designs for infill should be encouraged.
As a result, the design standards presented in this document seek to achieve a balance between preserving Without its fabric awning or transom sign band of years all of the surviving details of the district and sponsoring past, the commercial building on the right is still used. an "open season" on the design character of the area. However, the storefront has been altered over the years. The standards therefore focus on big picture issues. For new construction, they ask that a building align with others, use similar materials, and convey a similarity in form and material. The accompanying series of before-and-after photographs demonstrate the liveliness of the district as well as its resilience and ability to accommodate change within the context of preserving its historic significance.
Preface
The Hotel Chisca stands as an icon for the South Main Street Historic Preservation District. Seen here as it stood historically (above) and as it is today (below), little has changed.
Many buildings still retain much of their original character defining features such as this building which once housed the offices of Phil Goldstein. Although the ground floor is in use, closed window blinds conceal its activities. This detracts from the pedestrian experience.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT MD CITYoJMEMPHIS
Which Guidelines Apply?
Warehousing was a strong part of the tradition for South Main Street. Many of the buildings have features similar to those seen on traditional commercial storefronts. Note the recessed entries, large areas of display glass on the first floor, cornice and pediment elements and how the larger buildings are divided into smaller modules. What sets them apart as warehouses is the large expanses of glass on the upper stories.
CITY of MEMPHIS SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Preface
UsE THESE CHAPTERS
Which design guidelines apply to til Q,j c: ·.:: your project? .... Q,j ....y Q. 0 .... =. tl ti.l... y l:l... Q,j Use the chart below to identify the y c : 0 ·c ·....o- u til V'J 0 l:l... chapters you should use. .B .B .B .B .... en en .:2
Renovate or alter a historic property K K K K K
Renovate or alter a non-historic property K K K K K
Add onto a historic property K K K K K K
Add onto a non-historic property K K K K K
Construct a new building K K K K K
Alter an existing or install a new sign K K K K
Site improvements K K K K
In addition to these chapters, there are appendices which address the following, as well as a glossary: • Interpretation of Terms Related to Compliance • The Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings • Recommendations for On-Going Building Maintenance • Recommendations for Building Color
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT II CITY o JMEMPHIS
Which Guidelines Apply?
Introduction
.•
Introduction
Boundary of the South Main Street Historic Preservation District
• CENTRAL STATION
8T PAUL AV r==u l
Design Guidelines
Introduction
This guidebook presents design guidelines for the •••••••••••••••••••••••••••• South Main Street Historic Preservation District in • • Note: Memphis, Tennessee. The District boundaries • • These Design Guidelines replace the encompass roughly eleven city blocks, containing approximately 105 properties. The district covers • Memphis Landmarks Commission • properties facing South Main Street from St. Paul • Design Review Guidelines, Revised • Avenue on the south, to Linden Avenue on the north • August 1988, for this district. • and along side streets. • • • • • • • • • • • • • • • • • • • • • • • • • • • • The primary purpose of these guidelines is to provide
guidance to the property owners and Office of Planning & Development's (OPD) Memphis Landmarks Commission (MLC) in conducting its review and granting its approval of exterior alterations and additions to all structures and to proposed new construction and demolition in the district.
The MLC operates under six goals identified for the city's locally designated historic districts. These goals are to 1) promote the educational and cultural welfare of the people of Memphis; 2) preserve and protect the historic and architectural value of significant resources; 3) ensure compatibility and create an This guidebook presents design guidelines for the South Main Street Historic Preservation District. With continued aesthetic atmosphere with local historic districts; 4) investment seen in the neighborhood, these guidelines will foster civic beauty and community pride; 5) stabilize assist property owners in making decisions for any proposed and improve property values and strengthen the local work-restoration, additions or new construction-in the economy; and 6) enhance the city's attraction to tourists district. and visitors and the support and stimulus to business and industry thereby provided.
The guidelines reflect a basic preservation philosophy: to encourage the preservation and careful treatment of the historic resources within the district, while recognizing the need for the contemporary economic use of these structures. The guidelines neither dictate taste nor assure good design. Rather, they are intended to be a means for balancing the historic qualities of these structures with the demands of contemporary use.
CITYujMEMPHIS SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT •4 .. CITY of MEMPHIS II SOUTH MAIN STREET HI STORIC PR ESERVATION DISTRICT
Introduction
The Concept of Significance A building possessing architectural significance is one Early alterations, additions or construction more that represents the work of a noteworthy architect or than 50 years old may have become historically builder, possesses high avistic value or that well significant and thus merit preservation. represents a type, period or method of construction. A Many additions or alterations to buildings in the district historically significant property is one associated with that have taken place in the course of time are themselves significant persons, or with significant events or evidence of the history of the building and its historical trends or is a property already determined to neighborhood and therefore may merit preservation. be contributing to the significance of an established historic district. More recent alterations, additions or new construc•
tion that are not historically significant may be removed. The Period of Significance For example, plywood siding may presently obscure The South Main District has a period of significance, the original masonry. In this case, removal of this which is the time period during which the area gained alteration, and restoration of the original material is its architectural and historical importance. It is strongly encouraged. Most alterations less than fifty generally recognized that a certain amount of time must years old lack historic significance. pass before the historical significance of a property can be evaluated. The National Register of Historic Places, for example, generally requires that a property The Concept of Integrity be at least 50 years old or have extraordinary In addition to being from a historical period, a property importance before it may be considered for listing. also must have integrity; that is, a sufficient percentage of the structure must date from the period of South Main Street Historic Preservation District, for significance. The majority of the building's structural example, has a period of significance which spans system and materials should date from the period of approximately 60 years (1890-1948). Characteristics significance and its character-defining features also of this period are brick construction, one to three story should remain intact. These may include architectural buildings and commercial storefronts. Throughout this details, as well as the overall mass and form of the period of significance, the district was witness to the building. These are the elements that allow a building construction of a number of buildings and alterations to be recognized as a product of its own time. which have become an integral part of its character. The few buildings built prior to the 1890s are also significant. Conversely, a few structures have been built, or alterations have been made, after this period which are generally considered non-contributing and may be considered for removal or replacement. In general, keep this in mind:
CITY of M E MPHIS ij SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT Design Guidelines
Choosing a Preservation Approach South Main Street Historic Preservation District has a 4. Rehabilitation. Rehabilitation is the process of wealth of architecture remaining from its period of returning a property to a state which makes a significance. It is crucial that character-defining contemporary use possible while still preserving features of the buildings be preserved. Such those portions or features of the property that are preservation projects may include a range of activities, significant to its historical, architectural and such as maintenance of existing historic elements, cultural values. Rehabilitation may include the repairs to deteriorated historic elements, the adaptive use of the building and major or minor replacement of missing features and construction of additions may also occur. Most good preservation new additions. When planning a preservation approach, projects may be considered rehabilitation consider the definitions of the following terms: projects. 5. Renovation. To "renovate" means to improve 1. Adaptive use. Converting a building to a new by repair, to revive. In renovation, the usefulness use that is different from that which its design and appearance of the building is enhanced. The reflects is considered an "adaptive use." For basic character and significant details are example, converting a warehouse to loft respected and preserved, but some sympathetic apartments is adaptive use. A good adaptive use alterations may also occur. Alterations should be project retains the historic character of the reversible, such that future owners may restore building, while accommodating the new the building to its original design, should they functions. wish to do so. 2. Maintenance. Some work focuses on keeping 6. Restoration. To "restore," one reproduces the the property in good working condition by appearance of a building exactly as it looked at repairing features as soon as deterioration a particular moment in time; to reproduce a pure becomes apparent, using procedures that retain style--either interior or exterior. This process the original character and finish of the features. may include the removal of later work or the In some cases, preventive maintenance is replacement of missing historic features. One executed prior to noticeable deterioration. No should use a restoration approach for replacing alteration or reconstruction is involved. Such missing details or features of a historic building work is considered "maintenance." Property when the features are determined to be owners are strongly encouraged to maintain their particularly significant to the character of the properties in good condition such that more structure and when the original configuration is aggressive measures of rehabilitation, restoration accurately documented. or reconstruction are not needed. Maintenance 7. Remodeling. To remake or to make over the of a property does not need approval from the design image of a building is to "remodel"it. The MLC unless it will change the exterior appearance is changed by removing original appearance. Tuckpointing and masonry cleaning details and by adding new features that are out of are exceptions due to the risk of improper methods character with the original. Remodeling IS and/or materials that can damage historic fabric. inappropriate for historic buildings. 3. Preservation. The act or process of applying measures to sustain the existing form, integrity Many successful rehabilitation projects that involve and material of a building or structure, as well as historic structures may include a combination of the existing form and vegetative cover of a site is "preservation," "restoration" and other appropriate defined as "preservation." It may include initial treatments. stabilization work, where necessary, as well as ongoing maintenance of the historic building materials. Essentially, the property is kept in its current good condition.
SOUTH MAIN STREET HISTORIC PRESERVj\TION DISTRICT II CITYojMEMPHIS
Introduction
Planning a Significance and Benefits of Preservation Project the Historic District Today The first step in planning a preservation project is to Across the nation, thousands of communities promote identify any significant features and materials. historic preservation because doing so contributes to Retaining such details will greatly enhance the overall neighborhood livability and quality of life, minimizes quality of the preservation project. If these features negative impacts on the environment and yields and materials are in good condition, then selecting an economic rewards. Many property owners are also appropriate treatment mechanism will provide for drawn to historic resources because the quality of proper preservation. In making the selection follow construction is typically quite high and the buildings this sequence: are readily adaptable to contemporary needs. These same reasons apply in Memphis. 1. If a feature is intact and in good condition, maintain it as such. Construction quality 2. If the feature is deteriorated or o maged, repair Most of the historic structures in the city are of high it to its original condition. quality construction. Lumber used came from mature 3. If it is not feasible to repair the feature, then trees and was properly seasoned and it typically was replace it with one that is the same or similar in milled to "full dimensions" as well, which often yielded character(materials, detail, finish) to the original stronger framing. Masonry walls were carefully laid, one. Replace only that portion which is beyond resulting in buildings with considerable stability. These repair. structures also were thoughtfully detailed and the 4. If the feature is missing entirely, reconstruct it finishes of materials, including fixtures, wood floors from appropriate evidence. and trim were generally of high quality, all features 5. If a new feature or addition is necessary, design that owners today appreciate. By comparison, in it in such a way as to minimize the impact on today's new construction, materials of such quality are original features. rarely available and comparable detailing is very expensive. The high quality of construction in historic In essence, the least level of intervention is preferred. buildings is therefore a "value" for many people. By following this tenet, the highest degree of integrity will be maintained for the property. Adaptability
Owners also recognize that the floor plans of historic buildings easily accommodate comfortable lifestyles The Secretary of the Interior's and support a diversity of populations. Rooms are Standards for the Rehabilitation of frequently large, permitting a variety of uses while retaining the overall historic character of each structure, Historic Buildings and open space often exists on a lot to accommodate The Secretary of the Interior's Standards are general an addition in the rear, if needed. rehabilitation guidelines established by the National Park Service. These standards are policies that Livability and quality of residential life normally serve a s a basis for more detailed When groups of older buildings occur as a historic rehabilitation standards. The City of Memphis has district, they create a street scene that is "pedestrian adopted the Secretary of the Interior's Standards for friendly," which encourages walking and neighborly the Rehabilitation of Historic Buildings as a basis for interaction. Decorative architectural features also its guidelines for the South Main Historic District. The contribute to a sense of identity that is unique for each Secretary's Standards appear in Appendix B. historic neighborhood, an attribute that is rare and difficult to achieve in newer areas of the city. This physical sense of neighborhood can also reinforce desirable community social patterns and contribute to a sense of security.
CITY oJ M E MPHI S II SOUTH MAIN STR EET HISTO RIC PRESE RVATION DISTRI CT Design Guidelines
Environmental benefits districts, are under local jurisdictions Preserving a historic structure is also sound of more than environmental conservation policy because "recycling" 2,000 preservation a building saves energy and reduces the need for commissions. producing new construction materials. Three types of energy savings occur: First, energy is not consumed to demolish the existing building and dispose of the resulting debris. Second, energy is not used to create new building materials, transport them and assemble them on site. Finally, the "embodied" energy, that which was used to create the origi al building and its components, is preserved.
By "reusing" older materials as a historic building, pressure is also reduced to harvest new lumber and other materials that also may have negative effects on the environment of other locales where these materials are produced. Because older buildings are often more energy-efficient than new construction, when properly used, heating and cooling needs are reduced as well.
Economic benefits Historic resources are finite and cannot be replaced, making them precious commodities that many buyers seek. Therefore, preservation adds value to private property. Many studies across the nation document that, where local historic districts are established, property values typically rise, or at least are stabilized. In this sense, designation of a historic district appears to help establish a climate for investment. Property owners within the district know that the time and money they spend on improving their properties will be matched with similar efforts on surrounding lots; these investments will not be undermined by inappropriate construction next door.
The condition of neighboring properties also affects the value of one's own property: People invest in a neighborhood as much as the individual structure itself and, in historic districts where investment is attracted, property owners recognize that each one benefits from the commitment of their neighbors. An indication of the success of historic preservation is that the number of designated districts across the country has increased, due to local support, such that an estimated I,000,000 properties, both as individual landmarks and in historic
SOUTH M A IN STREET HISTORIC PR ESERVATION DISTRICT .. CITY o.f MEMPHIS Introduction
Preservation projects also contribute more to the local economy than do new building programs because each dollar spent on a preservation project has a higher percentage devoted to labor and to purchase of materials available locally. By contrast, new construction typically has a higher percentage of each dollar spent devoted to materials that are produced outside of the local economy and to special construction skills that may be imported as well. Therefore, when money is spent on rehabilitating a building, it has a higher "multiplier effect," keeping more money circulating in the local economy.
Rehabilitating a historic building also can cost less than constructing a new one. In fact, the standards for rehabilitation of historic structures presented in this document promote cost-saving measures: They encourage smaller and simpler solutions, which in themselves provide savings. Preserving building elements that are in good repair is preferred, for example, rather than replacing them. This typically is less expensive. In some instances, appropriate restoration procedures may cost more than less sensitive treatments, however. In such cases, property owners are compensated for this extra effort, to some extent, in the added value that historic district designation provides. Special economic incentives also exist to help offset potential added costs.
Responsibility of ownership Ownership of a historic property carries both the benefits described above and also a responsibility to respect the historic character of the property and its setting. While this responsibility does exist, it does not automatically translate into higher construction or maintenance costs. In the case of new construction, for example, these design guidelines focus on providing a storefront interesting to pedestrians, not on a particular building style. Ultimately, residents and property owners should recognize that historic preservation is a long-range community policy that promotes economic well- being and overall viability of the city at large and that they play a vital role in helping to implement that policy through careful stewardship of the area 's historic resources.
CITY oJ M E MPHI S II SOUTH MAIN STR EET HISTO RIC PRESE RVATION DISTRI CT
Design Guidelines
What are Design Guidelines? Design guidelines convey community policies about Goal for the design of new buildings: design. As such, they provide a common basis for The district has already seen change, and it will continue making decisions about work that may affect the to see change. It is the MLC' s intent to encourage high appearance of individual properties or the overall quality development while protecting the heritage that character of the district. However, they do not dictate makes the district special. solutions. Instead, they define a range of appropriate responses to a variety of specific design issues. For The goal is to accommodate change in a manner that is example, the guidelines suggest that new buildings compatible with the historic character of the district should have an overall character similar to those seen during its period of significance. historically, but do not dictate specific styles. Guidelines also identify some design approaches that Change should be reflected in subtle ways, with are inappropriate in this context. For example, the differences in detail, rather than in broad-scale features, guidelines state that sandblasting mas nry is prohibited such as building massing and materials. Therefore, new because it will damage the historic protective finish of construction should be similar to that seen historically exterior brick. in overall mass and scale, materials and treatment of openmgs.
Goals for Design Review in the General design goals for the district: • Protect the integrity of the historic district South Main Street Historic • Protect the sense of time and place conveyed Preservation District by the historic buildings as a collection In general, the intended result of design review is to • Promote a sense of identity for the district preserve the integrity of historic resources in the district • Protect property values and investments and to ensure that new construction will be in character • Minimize negative impacts on adjacent properties with the important historic fabric in both scale and from inappropriate development character. Therefore the City of Memphis endorses the • Encourage pedestrian activity following design goals for the district: • Convey a sense of human scale
Goals for the treatment of historic properties: When reviewing a project using the guidelines that a. Preserve the integrity of each individual historic follow, the Commission will consider how each design structure, by preserving its character-defining proposal helps to meet these goals. features and by avoiding alterations that would remove or obscure its historic character. Note: The South Main Street Historic Preservation b. Enhance the perception of the original character District is 95% commercial buildings, and these of the historic structures, by restoring damaged guidelines focus on this building type. For further historic features and reconstructing missing ones guidance concerning the handful of original single (where adequate documentation exists of what family houses in the district, the guidelines for the was there historically) and by removing non• Annesdale Snowden Historic Preservation District shall contributing alterations. apply. (Contact Landmarks staff for a copy.) c. Preserve and enhance one's ability to perceive a sense of time and place in the district during its period of significance.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT 1:1 CITY oJ MEMPHIS Introduction
How the South Main Street Design The Format Guidelines are Organized for a Guideline The design guidelines are organized in seven sections: Eacdesign guideline in this document typically has four components : • This section provides the foundation and understanding for the preparation of this 1. Policy statement- describes a desired state or document. condition of the design element being discussed. • The second section provides a basic history of 2. Design Guidelines Statement - typically the area and its development patterns. performance-oriented, describes a desired design • The third section describes the different treatment. architectural styles found in the district. 3. Supplementary Information - may include • The fourth section presents design guidelines additional requirements, or may provide an that apply to all historic properties in the district. expanded explanation. This information is listed The fifth section provides design guidelines for in lower case letters. all new construction in the district. 4. Illustrations - may be provided to clarify the • The sixth section includes design guidelines for intent of the guideline. all new signs and alterations to existing signs in the district. It is important to note that all components of a design • Finally, the seventh section includes design guideline constitute the material upon which the MLC guidelines that apply to all projects, including will make its determination of the appropriateness of rehabilitation and new construction, and should a proposed project. be read by all users.
All Projects
wnings and Canopies
Historically, awnings and canopies have been a successful part of the South Main Street Historic District and their use is encouraged.
A.3 A horizontal, fixed canopy is permitted where historic evidence demonstrates that \V a canopy existed during the building's
period of significance. lppropriate supporting mechanisms are (E} ..all-mounted brackets, chains and posts. A horizontal, fixed canopy is permitted where evidence demonstrates that one existed during the buildings period of significance.
Sample of the guideline format used in this document
Design Guidelines
The Memphis Landmarks Commission Pursuant to Section 26-70 of the Code of Ordinances In general, greater emphasis is placed on the character of the City of Memphis, the Memphis Landmarks of primary facades, those designed to face the street. Commission (MLC) was established to protect, Greater flexibility is available for work on secondary enhance and perpetuate structures, districts and facades. elements in the city of historical, cultural, architectural and geographic significance. Note that other regulations also may affect design on South Main Street, including the following: The MLC consists of nine members who serve as • The Code of Ordinances of the City of Memphis volunteers, all appointed by the Mayor. It includes one • The BOCA National Building Code representative of a local historical organization, one • The Americans with Disabilities Act architect, and one person who is a member of the local • Federal income tax credits for certified planning commission, with the remainder from the rehabilitation of historic buildings (if applicable) general community. • South Main Special District Zoning Regulations
• Center City Commission's Design Review Guidelines The Scope of the Guidelines The guidelines address all projects in the district Staff of the MLC can give guidance on where to find requiring a Certificate of Appropriateness (COA) from this information: the Memphis Landmarks Commission. Please note that Memphis Landmarks Commission the Office of Construction and Code Enforcement will Division of Planning & Development not issue a construction permit without a COA from City Hall the MLC. Projects which need a COA include: 125 North Main Street, Room 443 • Any construction, exterior alteration, removal or Memphis, TN 38103 demolition, in whole or in part, requiring a (901) 576-7191 construction permit from the City of Memphis. • Construction, alteration, demolition or removal, in whole or in part, not requiring a permit, but affecting the exterior architectural appearance, as specified in the ordinance designating the landmark district. • Correction of any violation of minimum maintenance standards, which involves a change in exterior architectural appearance. Color is not reviewed unless it is for painting unpainted masonry, signs and awnings. • Ordinary repairs that are "replacement in kind," such as reroofing, are not reviewed.
SOUTH MAIN STREET HISTORIC PRESER'{ATION DISTRICT "•I CITYoJMEMPHIS Introduction
How to Use the Guidelines Property owners, real estate agents, developers, tenants variables are configured to be quite similar to features and architects should use the guidelines when used traditionally, then greater flexibility in variations beginning a project in the district. This will help of other elements may be considered and still result in establish an appropriate direction for its design. For an overall design that is compatible with the historic any project subject to review, the applicant should refer context. For example, in the case of a new building, if to the guidelines at the outset, to avoid planning efforts the proposed structure will be built of brick that is quite that later may prove to be inappropriate. similar in color and scale to those used traditionally, and if it aligns with other storefronts and is of a similar The guidelines are employed in two formal ways: height, then perhaps greater variation in the details of the storefront design may be considered. Thus, the First, the city staff will use the guidelines when Commission can respond to the unique combination advising property owners in administrative reviews and of design variables in each proposed project while also making recommendations to the MLC. Second, the applying a consistent set of guidelines.
Memphis Landmarks Commission will use the guidelines when considering the issuance of a Certificate of Appropriateness. Recommended Submittal Documents Adequate documentation is essential to provide a The Commission will consider the guidelines on a case• complete understanding of the work proposed. by-case basis, to determine if an adequate number of Applicants are encouraged, and may be required, to the relevant guidelines have been met. As a result, there submit the following documentation: is no set number of guidelines that must be met to gain approval. In making its determination, the • Completed COA application form Commission's overall concern is that the proposed • Site plan/roof plan (drawn to scale) work complies with the criteria in its ordinance and • Proposed building elevations (to scale) that the integrity of individual historic structures is • Photographs of building conditions (existing preserved and that the overall character of the district and historic) is protected. The design guidelines provide an objective • Product literature or specifications basis for determining that the objectives will be • Materials samples & color samples achieved.
In each circumstance, a combination of various If a drawing is to be included in the submittal package, guidelines will apply. For example, in a proposal to it should be drawn to scale and executed in a manner reconstruct a missing storefront, the chapter for the that clearly depicts the character of the proposed work. rehabilitation of historic structures will apply and, more While a professionally produced drawing is specifically, that section which addresses traditional encouraged, it is not required, as the sketches that commercial storefront components will be the focus follow illustrate. of that review. By contrast, in a proposal to erect a new building, the chapter on new construction will For a complete list of required submittal documents, apply. In each case, the commission determines which contact the Landmarks Commission staff at 576-7191. guidelines are particularly relevant to the project at hand. Please note that a completed application for a Certificate of Appropriateness must be submitted to It is also important to recognize that, in each case, a the Memphis Landmarks Commission at least ten ( 10) unique combination of the design variables is at play days prior to its regularly scheduled meeting. A and as a result, the degree to which each relevant completed application will be heard at the next guideline must be met may vary. If many of the design regularly scheduled monthly meeting of the Memphis
CITY oj MEMPHIS iii SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
Landmarks Commission. The Memphis Landmarks Commission will, within thirty ( 30) days following the receipt of a completed application for a Certificate of Appropriateness, grant a Certificate of Appropriateness with or without attached conditions or deny the certificate, and will state the grounds for denial in writing; and every effort should be made to ensure that all relevant issues and information are identified and presented in full to the Commission for consideration and that all interested parties are given notice of this presentation and are allowed to present their comments during the public hearing on the Certificate of Appropriateness.
What is reviewed? The MLC reviews only work on exteriors of buildings that is visible from a public right-of-way. Work visible only from an alley is not reviewed. Principal facades• those facing onto streets-will be more closely reviewed than other facades.
Note: For alterations to non-contributing buildings, the guidelines for new construction shall apply.
SOUTH MAIN STREET HISTORIC PRESER-VATION DISTRICT it11 CITY o JMEMPHIS
Historic Overview of the South Main Street Historic Preservation District
Desi gn Guidelines
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT .,. CITYoJMEMPHIS
Historic Overview
Chapter 1: Historic Overview of the South Main Street Historic Preservation District
Before 1850, the area around the South Main Street Historic Preservation District was largely a residential community known as South Memphis. That year, South Memphis was absorbed into the larger city of Memphis, helping to increase the city's population to 22,623 in 1860. In the years leading up to the turn ofthe century, the city of Memphis was host to a major naval battle during the Civil War and Yellow Fever epidemics that claimed 5,000 lives. In 1879, Memphis declared bankruptcy and lost its charter. However, during these same years, a railroad was completed, linking the Mississippi River to the Atlantic Ocean, the first underground water supply was discovered and new financial and educational institutions were established by the Memphis Freedman's Bureau. The population of the city grew five-fold between 1860 and 1900. Memphis' first bridge, first skyscraper and first library were opened during this time period. Yet, the cottages and Victorian Gothic homes within the South Main area, stood almost unchanged from the "South Memphis" era. Though few traces of this residential period remain today, many people call the South Main area home.
In the early Twentieth century the railroad changed South Main dramatically. The city's first railroad facility, Union Station, was built on East Calhoun Street in 1912. Two years later, the Illinois Central Railroad built its own railroad station (Central Station) after a dispute with other railroad carriers. During this time, businesses that were built to serve railroad passengers and employees began to spring up along South Main Street. This period, sparked by the construction of Union Station (demolished in the late 1960s) and Central Station, represented the largest building boom in the area. Retail and wholesale buildings were built with stylized Chicago Commercial ornament that mixed with the Beaux Arts and Georgian Revival style details of hotels, bars and other small businesses that sprang up. Central Station saw more than 50 trains, passenger and freight, come through every day by the
Design Guidelines
year 1935. As a result, the many hotels and restaurants, By giving it the status of a historic district in 1982, including the Lorraine Motel, the Ponotoc Hotel and preservation of the neighborhood's turn-of-the century Hotel Chisca, prospered. Warehouses for storing freight architecture is an established priority. Since then, and light manufacturing were constructed. Some residential use has flourished. Buildings have been existing buildings, like the Arcade Restaurant, one of converted to apartments, condominiums and private the city's oldest cafes, were renovated or replaced. residences. Central Station is being converted for Wood frame structures in South Memphis were apartment and commercial use. replaced with brick and glass. Storefronts and hanging signs, sporting hotel names and drawing attention to Other renovations include the establishment of a businesses, lined the street. Streets and sidewalks were transportation hub to service and connect buses, rail widened to fit the increased traffic of this commercially and the trolley with the old station building. Trolley booming district in the 1920s. service has recently been extended to form a loop that includes South Main. Over the next 60 years, two major trends would coincidentally work together to help establish this area In addition, the Lorraine Motel, where Dr. Martin as the South Main Street Historic Preservation District Luther King, Jr. was assassinated, has been transformed in 1982. Around 1950, increased usage of automobiles into the National Civil Rights Museum. Thus, South and airplanes for travel · and freight created an Main is undergoing another phase of development with atmosphere in which the popularity of railroad use an emphasis on history. While restoration of historic diminished. By 1970, railroad passenger service in buildings leads to increased residential and commercial Memphis had practically disappeared. Traffic in growth, the rich history of buildings and uses Central Station, after years of booming commerce, surrounding Central Station-the hotels, restaurants, decreased from 50 trains a day to only two. Some of storage facilities, retail and residences-needs to the surrounding businesses that were dependent on continue to tell the story unique to the South Main railroad commerce, especially the smaller businesses, District, one of Memphis's oldest and best preserved began closing down. neighborhoods.
The other trend, "urban renewal," left South Main Street almost untouched, although other districts, including Beale Street and the Pinch, were gravely altered. As a result, today, much of the South Main Street Historic District looks like it did in the 1920s. The eleven blocks of buildings represent a variety of turn-of-the-century architectural styles. The mixture of businesses remained the same, even in an environment of economic decline following the 1950s. In the 1980s, this mixture included six hotels, five bars, four restaurants, some small manufacturers, storage facilities, retail stores and services such as barber shops. Six houses on Mulberry Street, including a Victorian These three cottages are among only six residential Gothic house, represent the only remaining residences structures that remain from the district's period of within the once fashionable South Memphis residential significance. district.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT • CITY oJ MEMPHIS
Architectural Styles & Building Types
Design Guidelines
SOUTH MAIN STREET HISTORIC PRESERVTION DISTRICT 11:1 CITY oJ M E MPHIS
I Architectural Styles & Building Types
Chapter 2: Architectural Styles and Building Types of South Main Street
This chapter provides a brief overview of various architectural styles and building types found in the historic district. While this section makes reference to a wide range of styles found here, it is not exhaustive. Certain architectural styles, or combinations thereof, may exist that are not included in this section.
Property owners should review these descriptions carefully. In many cases the following design guidelines make reference to the characteristics of styles that are presented in this chapter. The property owner is encouraged to use the styles section in analyzing the overall historic character of his/her building, as well as distinguishing its character• defining features. Ultimately, this should aid the property owner in choosing an appropriate design solution for any proposed work.
Even though the buildings are very diverse, they do share common features, mostly in their size, materials and detail alignment such as cornices. There are clear examples in the neighborhood ofltalianate, Beaux Arts, Art Deco and warehouse type structures. The other most common approach was building in the "vernacular." These simple buildings closely reflect their era of construction and are sometimes decorated with elements derived from the styles listed above.
Design Guidelines
Commercial building types Most buildings in the South Main Street Historic Preservation District are variations on the traditional American commercial storefront. These buildings were designed for retail-related functions on the ground level, and therefore relatively large openings were used to maximize visibility and access to goods and services offered inside. Most are built to one, two or three stories, although some rise higher. The front wall is constructed at the sidewalk edge and is of masonry. Upper story windows are smaller, vertically oriented openings. The upper floor appears more solid than transparent. The following types are seen in the South Main Street Historic Preservation District:
Vernacular Commercial storefronts
The commercial storefront of the late 19th and early
20th centuries is the most common type of building found today in most commercial districts throughout the country. Usually between two and four stories, this
commercial building is divided into two distinct bands. The first floor is more commonly transparent, so goods can be displayed,. while the second story is usuaJiy
reserved for residential or storage space. The upper floor is typically supported by a steel beam that spans the glass opening. A kickplate is found below the display window while above, a smaller band of glass, a transom, is seen. Also, the main door is frequently Vernacular commercial storefront recessed.
These buildings have stone and brick facades. Ornamental detail exists, but is simple, limited to a shallow molding as a cornice. Some cornices were made of masonry, while others were made of stamped metal. Many carry simplified Italianate detailing. In essence, these buildings lack distinctive detail, contrasting them with the revival styles that were also popular during this period.
Characteristics • Cast-iron supported storefronts • Large display windows • Transom lights • Kickplate • Recessed entry Double doors • Tall second story windows • Cornice
SOUTH MAIN STREET HISTORIC PRESERV,o)TION DISTRICT · ·· CITY o{M E MPHIS
Architectural Styles & Building Types
Italianate
Originally inspired by farmhouses found in Northern Italy, this blending of classical and romantic features became one of the most popular of the picturesque styles in the United States. Because of its ornate details, such as bracketed cornices, this style was easily adapted to simple buildings and/or storefronts. As the details and features of this style were capable of being interpreted in wood, masonry or iron, it was also very adaptable in the various regions of the country. With this adaptability and the sensibilities of the times, its popularity grew, particularly with those building infill Example of a building with ltalianate elements townhouses, rowhouses and commercial buildings.
Characteristics Double-hung, narrow windows, often with round arch heads Window panes are either one-over-one or two• over-two • Protruding sills • Ornate treatment of the eaves, including the use of brackets, medallions and den til courses • Quoins at building corners Cresting along roof ridges • Transom, often curved, above the front door • Brackets, modillions and dentil courses • Flat roof
Design Guidelines
Beaux Arts
This movement was influenced in America by young chitects who went abroad to study at the French Ecole des Beaux-Art which had a focus on a return to
classicism. The grand classical forms, spatial relationships and details of the Greek and Roman, Renaissance and Baroque styles were applied to a new
eclectic architecture in America. With a focus upon the classical relationship between the building and the street (or "boulevard"), this style was symbolic to the
growing City Beautiful movement as displayed at the World's Columbian Exposition in Chicago in 1893. The style grew in popularity, particularly for public
buildings and other buildings of prominence. The building above at 422 South Main Street is an example of Beaux Arts architecture with its symmetrical facade, Characteristics masonry wall and flat roof . • Flat or low-pitched hip roof • Typically has a rusticated first story • Quoins
• Symmetrical facade • Masonry wall
Georgian Revival
The Georgian Revival style was originally based upon interpretations of classical Roman models particularly in terms of order, symmetry and detail. Usually a composition of formal and symmetrical features enriched by elaborative details and often emphasized by a pedimented or projecting pavilion, this style was adaptable to wood, brick and stone construction. Partially due to this, the style was popular in many regions of the country, particularly for builders wishing to distinguish their structures.
Characteristics This Georgian Revival building at 396-400 South Main • Flat roof with parapet and metal or cast stone Street illustrates the symmetry and detail of this style. cornice Cast stone jack arches • Elaborate entrance • Keystone lintels • Sash windows with heavy dividers or muntins
SOUTH MAIN STREET HISTOR IC PRESERVATION DISTRICT t}11 CITYoJMEMPHIS
l Architectural Styles & Building Types
Art Deco Style
This style is related to Art Moderne in its decoration of surfaces, but in the case of Art Deco, the lines are angular rather than curvilinear. The style is most easily identified by its architectural ornament, which includes stylized floral patterns and repetitive geometric forms incorporating sharp angles and segments of circles. Zig-zags, chevrons and diamond patterns are typical and often are applied as decorative moldings or are integral to masonry patterns themselves. Glass brick and rounded or angular corner windows were often used. Building entrances were embellished with decoration which extended to hardware and light fixtures. Glass brick panels were often lit from behind at night with colored lights.
Characteristics • Variety of colors and textures Stucco and tile combined Projecting sunshades Rounded corner windows • Colored brick or tile Zig-zag or chevron moldings Molded metal panels or grills Stylized floral patterns • Repetitive geometric forms An example of an Art Deco style storefront applied to an earlier ltalianate building
Design Guidelines
Warehouse
While not a style, this type of building is typical of structures which incorporated the latest technology in terms of wide span construction, often using heavy timber, steel framing or concrete systems to distribute heavier than usual floor loads. Various architectural styles and details would be incorporated into the facade of the buildings so as to minimize its bulk and size.
Characteristics • Large expanse of glass on upper stories • Recessed entry • Larger warehouses are divided into smaller modules • Large area of display glass on the first level • Cornice • Pediment
Example of a warehouse type building
SOUTH MAIN STREET HISTORIC PRESERV>'-TION DISTRICT CITYuJMEMPHIS
I
Guidelines for Historic Properties
Design Guidelines
SOUTH MA IN STREET HISTORIC PRESERVATION DISTRICT CITYoJMEMPHIS
Historic Properties
Chapter 3: Guidelines for Historic Properties
The following design guidelines for historic buildings Property owners should check with Staff of shall apply to all contributing properties in the South the Memphis Landmarks Commission to Main Street Historic Preservation District. The determine if a property is considered Memphis Landmarks Commission will use the contributing. "Guidelines for Historic Properties" in formal reviews of proposed changes to historic properties. They are
also for use, by property owners and their architects, when developing designs for alteration and strategies for rehabilitation or repair of historic features. Note A basic tenet of preservation is that one that the guidelines for new construction apply to non• should minimize intervention in the historic contributing properties. building fabric and, therefore, in the treatment of a historic building, it is best to A basic tenet of preservation is that one should preserve those features that remain in good minimize intervention in the historic building fabric condition. and, therefore, in the treatment of a historic building, • For those that are deteriorated, repair it is best to preserve those features that remain in good rather than replacement is preferred. condition. For those that are deteriorated, repair rather • When replacement is necessary, it than replacement is preferred. When replacement is should be done in a manner similar to that necessary, it should be done in a manner simjlar to used historically. that used historically. In this way original building fabric will be preserved to the greatest extent possible. This is important in maintaining the integrity of the property.
CITY o{M E MPHIS tlj SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
Treatment of Character-Defining Features
The historic facade material, the trim around openings, and historic cornices are among the character-defining features to preserve.
H.l Maintain the historic character of a property. • If a feature is intact and in good condition, maintain it as such. • If the feature is deteriorated or damaged, repair it to its original condition. • If it is not feasible to repair the feature, then replace it with one that is the same or similar in Preserve all character-defining features that are intact. character (materials, detail, finish) to the original one. Replace only that portion which is beyond repair. Replacement • If the feature is missing entirely, reconstruct it Piece from appropriate evidence. If a new feature or addition is necessary, design it in such a way as to minimize the impact on original features.
H.2 Distinctive stylistic features or examples of skilled craftsmanship which characterize a building, structure or site should be treated with sensitivity. • Preserve intact features with appropriate maintenance techniques. • Don't obscure features with coverings or sign panels. Where replacement is required, one should remove only those • Features such as loading docks, pavement grates portions that are deteriorated beyond repair. and metal canopies which relate to the commercial history of the district merit preservation as well.
H.3 Altering a property to convey a false historic appearance is inappropriate. • A void removing or altering any historic material or significant architectural features. • Original materials and details that contribute to the significance of the structure are qualities that should be preserved whenever feasible. • Retain and preserve original wall and siding material.
H.4 A void adding materials, elements or details which were not part of the original building. For example, adding an Italianate door casing to a Classical Revival building would be inappropriate.
Historic Properties
H.S Repair those features that are damaged. • This method is preferred over replacement. • Use methods that will not harm the historic materials.
H.6 Replace features that are missing or beyond repair. • Reconstruct only those portions that are damaged beyond repair. • Reconstruct the original element, based on adequate evidence, if possible. This option is the most strongly preferred. • If evidence is missing, a simplified interpretation of similar elements may be·considered. • When feasible, use the same kind of material as the original. A substitute material may be acceptable if the form and design of the substitute itself conveys the visual appearance of the original material.
Design of Alterations
Alterations may be considered for historic buildings; however, these alterations should occur in a manner that will not affect the historic integrity of the property. Note that the guidelines for new construction, Nl O• N18, also apply to alterations of historic properties.
H.7 Design any alterations to be compatible with the historic character ofthe property. A void alterations that would hinder the ability to interpret the design character of the original building. Alterations that seek to imply an earlier period than that of the building are inappropriate.
H.8 A void alterations that would damage historic features. • For example, mounting a sign panel in a manner that causes decorative moldings to be chipped or removed would be inappropriate.
CITYojMEMPHIS th SOOTH MAIN STREET HISTORIC PRESERVATION DISTRICT Design Guidelines
Storefronts
Storefronts on South Main Street possess components that were traditionally seen on commercial buildings. The repetition of these standard elements creates a visual unity on the street that should be preserved. windows 1 ' 8 ---1-+-=- H.9 All renovations should preserve these midbelt character-defining elements: cornice • Display windows:The main portion of glass on J1 the storefront. transom • Transom: The upper portion of the display, separated from the main display window by a display window frame. • Kickplate: Found beneath the display window. Sometimes called a bulk-head panel. brick piers • Entry: Usually set back from the sidewalk in a recessed protected recess. entry • Upper story windows: Windows located on the
second story area. These usually have a vertical kickplate orientation. Typical storefront components. • Cornice molding: A decorative band at the top of the building. Piers: Located on either side of the storefront and often constructed of brick or metal. cornice ---f:=::::::======1 H.lO Preserve the historic character of the I storefront, when it is intact. . !DDI ltJD] DO] • This will help maintain the interest of the street to pedestrians by providing views to goods and activities inside first floor windows. w :::: lflB. -+- ---'----i If the storefront glass is intact, it should be preserved. transom H.ll If the storefront already is altered, restoring display it to the original design is preferred. window • If evidence of the original design is missing, use
recessed a simplified interpretation of similar storefronts. entry The storefront still should be designed to provide interest to pedestrians. • See guidelines N.l 0 through N.l8.
Alternative designs that are contemporary interpretations of traditional storefronts may be considered.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT .., CITY of M E MPHI S
I Historic Properties
H.12 Alternative designs that are contemporary interpretations of traditional storefronts may be considered. • Where the original is missing and no evidence of its character exists, a new design that uses the traditional elements may be considered. However, the new design must continue to convey the character of typical storefronts, including the transparent character of the display window. Altering the size of the historic window opening or blocking it with opaque materials is inappropriate. If evidence of the original design is missing, use a simplified • Note that, in some cases, an original storefront interpretation of similar storefronts. The storefront still may have been altered earlY'in the history of the should be designed to provide interest to pedestrians. building, and may itself have taken on (Boulder, CO) significance. Such alterations should be preserved. • Greater flexibility in treatment of rear facades is appropriate. However, care should be taken to preserve storefronts on those buildings which have traditional commercial storefronts on more than one facade, such as a corner building.
Storefront Details
H.13 Preserve significant storefront components. • These include the columns or piers (usually brick or metal) that support the storefront framing.
• These features should not be altered, obscured or removed. • In some cases, a storefront may have been replaced with a garage door early in a building's history. While reconstructing the original design is encouraged, such an alteration may be retained, especially when contemporary functions require.
H.14 Preserve traditional warehouse type features. Loading docks, metal canopies, and pavement grates are examples of elements associated with warehouse type buildings that should be preserved.
H.lS Storefront details should appear similar in In some cases, a storefront may have scale to those seen historically. been replaced with a garage door • Frame elements that have a substantial depth are earl y in a building's history. While preferred. reconstructing the original design is encouraged, such an alteration may be retained, as illustrated in the photo above of Fort Collins, CO.
CITYo{MEMPHIS HI SOOTH MAIN STREET HISTOR IC PRESERVATION DISTRICT Design Guidelines
The pair of photographs above represents typical facade dimensions of buildings along South Main Street. The bays on the first floor are traditionally reserved for large areas of transparent glass to display goods and services. This older A replacement storefront should retain the typical dimensions storefront also has much more depth in its details, as is seen of the historic facade, such as in this pair of photographs. by the amount of shadow and shade created by the deeply Although the detail of the window surrounds are not as set glass. elaborate, these windows are still set relatively deep in their openings.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT m CITYofM E MPHI S
Historic Properties
Windows
H.16 Retain and repair existing window openings. Head
• This includes the window sash, lintels, sills,
architraves, shutters, pediments, hoods, transoms Muntin and all hardware. • Do not alter the size of window panes or sash . Such changes destroy the scale and proportion of Stile Brick the building. Mold • Visually duplicate the design, hardware and, if possible, the material of the older window sash
if new sash is to be used.
H.17 Maintain historically significant storefront Caaing openings. • The size and shape of original windows are important characteristics that contribute to the integrity of historic commercial buildings. Sill A void altering the shape of these features. • When these elements have already been altered, consider restoring them if their original condition can be determined.
H.18 Retain the original shape of the transom glass in historic storefronts. Typical window components for most historic double-hung • Transoms, the upper glass band of traditional windows. storefronts, introduced light into the depths of the building, saving on light costs. These bands are found on some historic storefronts, and they often align at approximately the same height along the block. • The shape of the transom is important to the proportion of the storefront, and it should be preserved in its historic configuration whenever possible. • If the original glass is missing, installing new glass is strongly preferred. However, if the transom must be blocked out, be certain to retain the original proportions. One option might be to use it as a sign panel or decorative band. Retain the original shape of the transom glass in historic storefronts. Covering the transom not only reduces light levels on the inside, but will block one of the important character-defining features of the storefront and is inappropriate.
CITY o( MEMPHIS m SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT ' Design Guidelines
H.19 Preserve historic upper story windows. • Historically, upper story windows had a vertical emphasis. The proportions of these windows contribute to the character of each commercial storefront. • Don't block them or alter their size. • Consider re-opening windows that are currently blocked. • Maintain the historic sash and wood trim as well. Repair sash rather than replace it when feasible. • See also Energy conservation guidelines, pages 62-63. Preserve historic upper story windows. H.20 Adding new windows to blank party walls may be acceptable. • In some instances where one building was razed, the adjacent building now has a blank "party wall." Where these exist, it may be acceptable to add new windows. • These new windows should be limited in number and should not be located too close to the primary facade of the building.
Entries
H.21 Maintain historically significant doors. • The size and shape of original doors are important historic characteristics that contribute to the integrity of historic commercial buildings. • Use original doors and door hardware when they can be repaired and reused in place. Do not "discard" the original doors and door hardware when they cannot be repaired. • A void altering the shape of these features. • If these elements have already been altered, consider restoring them if their original condition can be determined.
Historic Properties
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT HI CITYojMEMPHIS
CITY o( MEMPHIS m SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT '
Design Guidelines
H.22 When replacement is necessary, use a door style that is found on similar storefronts in the area. • A wood door with an open glass panel is appropriate on most styles. The glass should make up at least two-thirds of the door. • Doors with metal frames and large areas of glass are particularly appropriate on Art Deco style buildings. • The original doorway configuration should be preserved in any situation.
H.23 Maintain recessed entries where they are Maintain recessed entries where they are found. found. • The repetition of recessed entries provides a rhythm of shadows along the street, which helps establish a sense of scale. • These recessed entries were designed to provide protection from the weather and the repeated rhythm of these shaded areas along the street helps to identify business entrances. Typically, recessed entries were set back between three to five feet. • Restore the historic recessed entry if it has been altered. • A void doors that are flush with the sidewalk.
H.24 Where entries are not recessed, maintain them in their original position when feasible. • However, one may a l so need to comply with other code requirements, including door width, swing and construction. In some cases, e ntri es must comply wit h accessibility requirements of the Americans with Disabilities Act. Note, however, that some flexibility in applicat ion of these otherregulations is provided for historic properties. When replacement is necessary, use a door style that is found on similar storefronts in the area. A wood door with an open H.25 A new entry that is to be located on a side or glass panel is appropriate on most styles. rear wall should be subordinate in scale and design character to the primary entry. Traditionally, service doors that were modest in character were used on these secondary walls. This character shou ld be maintained.
I Historic Properties
Kickplates
H.24 Retain the kickplate as a decorative panel. • Thekickplate, located below the display window, adds interesting detail to the streetscape and should be preserved.
H.25 If the original kickplate is missing, develop a sympathetic replacement design. • Wood is an appropriate material for replacements on most styles. However, ceramic tile and masonry may also be considered when appropriately used with the building style.
Facade Materials
Historic building materials and craftsmanship add tex tural qualities as well as visu al continuit y and character to the streetscape and s hould be preserved.
H.26 Preserve original facade materials. Historically , brick was the dominant building material in the South Main Street Historic District. If the original kickplate is missing, develop a sympathetic replacement design. H.27 Don't cover or obscure original facade materials. • Covering of original facades not only conceals interesting details, but also interrupts the visual new continuity along the street. panels If the original material has been covered, uncover cover it, if feasible. original stone H.28 When replacement of facade material is needed, replace it in-kind. • Match brick and mortar in color, profile and texture to that of the original building or to
another similar historic building.
Don't cove r o r obscure original facade mate rials.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT CITYuJMEMPHIS • Design Guidelines
.•
I Historic Properties
Cornices
H.29 Preserve the character of the cornice line. • Most historic commercial buildings have cornices to cap their facades. Their repetition along the street contributes to the visual continuity on the block. • A straight or stepped parapet is appropriate.
H.30 Reconstruct a missing cornice when historic evidence is available. Use historic photographs to determine design details of the original cornice. • The substitution of another old cornice for the original may be considered, provided that the When a building is missing its cornice... substitute is similar to the original.
H.31 A simplified interpretation is also appropriate
for a replacement cornice if evidence of the original is missing. Appropriate materials include stone, brick and
stamped metal.
Reconstruct a missing cornice when historic evid ence is available.
Where a co rnice is missing (as in the photo above), reconstruct it with historic evidence or develop an appropriate, simplified interpretation.
A simplified interpretation a ls o is appropriate for a replacement cornice if evidence of the original is missing.
CITYofMEMPHIS SOUTH MAIN STREET HISTOR I C PRESERVATI ON DISTRICT
Design Guidelines
Roofs
H.32 Preserve the historic character of the roof. • Altering a historic parapet line is inappropriate. • Flat roofs (some with a slight pitch for water
drainage) are appropriate. Some buildings incorporated decorative roofing elements such as copings with bar tile accents. Where such features exist, they should be
preserved.
H.33 Conceal a roof deck by placing it back from
the front parapet. Some buildings incorporate decorative roofing elements • This will allow one to continue to perceive the such as copings with bar tile accents. Whe're such features historic character of the cornice line. (See also exist, they should be preserved. the general guidelines.)
SandblaBtinIB Inappropriate. Technical Repairs
...._ .. Many historic building elements survive that should
: .••· ...... - ·.- lit· ==.J be maintained in a manner that will preserve their •"--. . -.. - integrity as character-defining features. : - - : --: _-.:;:...... H.34 Use the gentlest means possible to clean the
surface of a structure. • Perform a test patch (in an inconspicuous place) to determine that the cleaning method will cause
Use the gentlest possible procedures for cleaning and no damage to the material surface. Many refinishing historic materials. Abrasive methods such as procedures can actually have an unanticipated sandblasting are strongly discouraged, as the y permanently negative effect upon building materials and result erode building materials and finishes and accelerate in accelerated deterioration or a loss of character. deterioration. • Abrasive methods such as sandblasting are strongly discouraged, as they permanently erode building materials and finishes and accelerate deterioration. If cleaning is appropriate, a low pressure water wash is preferred . Chemical cleaning may be considered if a test patch is first reviewed and negative effects are not found.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT li:l CITY oJ MEMPHI S
Historic Properties
H.35 Repair deteriorated primary building materials by patching, piecing-in,
consolidating or otherwise reinforcing the material. • A void the removal of damaged materials that
can be repaired. • Isolated areas of damage may be stabilized or fixed, using consolidants. Epoxies and resins
may be considered for wood repair and special masonry repair components also may be used.
H.36 Plan repainting carefully. • If masonry has been painted, it may be preferable to continue to repaint it, because paint removal
methods may cause damage to the building materials and finish. • Note that frequent repainting of trim materials may cause a build up of paint layers that obscure
architectural details. When this occurs, consider stripping paint layers to retrieve details. However, if stripping is necessary, use the gentlest means
possible, being careful not to damage architectural details and finishes. Plan re painting carefully.
H.37 GeneraHy, brick that was not painted historically should remain unpainted.
• Masonry naturally has a water-protective layer, or patina, to protect it from the elements. Painting masonry walls can seal in moisture already in the
masonry, thereby not allowing it to breathe and causing extensive damage over the years. • Painting of brick, unless it is mismatched or so deteriorated that it cannot withstand weather, is
not appropriate.
H.38 Preserve historic mortar characteristics.
• Original mortar, in good condition, should be Preserve historic mortar characteristics. New mortar should preserved in place. match the ori ginal in appearance. This patch is • Repoint only those mortar joints where there is inappropriate. evidence of moisture problems or when sufficient mortar is missing. Duplicate the old mortar in strength, composition, color, texture and joint width and profile. Mortar joints should be cleared with hand tools. Using electric saws and hammers to remove mortar can seriously damage the adjacent brick . • A void using mortar with a high portland cement content, which will be substantially harder than the brick and does not allow for expanding and contracting. The result is deterioration of the brick itself.
Design Guidelines
Additions to Historic Buildings
All additions should meet these guidelines:
H.39 An addition should be compatible in scale,
materials and character with the main building. • An addition should relate to the historic building in mass, scale and form. It should be designed to
remain subordinate to the main structure. An addition with a pitched roof is inappropriate. • The addition should be subtly distinguishable in An addition should be set back from any primary, character• defining facade and its architectural details should be kept its design from the historic portion and have simple. simplified details. • An addition to the front of a historic building is inappropriate.
H.40 An addition should be set back from any primary, character-defining facade. • An addition should be to the rear of the building. A roof-top addition s hould be set back substantially, to preserve the perception of the historic scale of the building. • If a roof-top addition is appropriate, a minimum setback of 25 feet from the building front should be considered. • A roof-top addition shall be simple in design to prevent it from competing with the primary facade.
H.41 An addition or alteration should be done in such a manner that, if such additions or alterations were to be removed in the future, the essential form and integrity of the structure would be unimpaired.
SOU TH MA I N STREET HI STOR I C PRESE RVATI ON DISTR I CT ,,,, CI TYoj M EMP HI S
Historic Properties
Structural Systems
H.42 Treat known structural problems before they result in excess deterioration and shorten the life of the building.
H.43 Weakened structural members and systems should be stabilized.
H.44 Disturbing the existing foundation with excavation that could undermine the structural stability of the building is discouraged.
H.45 It is important to recognize the special problems inherent in the structural systems of historic buildings, especially where there are visible signs of cracking deflections, or failure.
C I TY o f M EMP HI S ••• SOUTH M A I N STREET HISTOR I C PRESERVATION D ISTR I CT
Guidelines for New Construction
Design Guidelines
Note: Examples of compatible new con• struction in other historic dis• tricts are provided to illustrate the design principles of this chap• ter.
Before: New buildings should be compatible with the historic context. Creative new design is especially encouraged that is compatible with the design goals of the district. Here, a vacant lot awaits compatible infill. (See below.)
After: Simplified interpretations of traditional building elements, including a transparent first floor with display windows and an ornamental cornice, help this new building fit into its historic context.
Contemporary interpretations of traditional building elements are encouraged. In this case, shed form awnings are stretched across ri gid frames. Transom windows are expressed with a metal grill design.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT iii C I TY o JM E M PHIS
New Construction
Chapter 4:
Design Guidelines for New
Construction
These design principles apply to all new construction
projects and renovations to noncontributing buildings in the South Main Street Historic Preservation District. New buildings and additions should not imitate historic
buildings, but should be compatible with them. Creativity in new design is especially encouraged when it also is compatible with the design goals of the district.
Note, however, that designs that are incompatible with the district may be more appropriately located elsewhere. The challenge is to strike a balance in the design of a new building such that it will be compatible
with its historic neighbors without literally copying the historic designs of the area.
Contemporary inte rpretations of traditional buildings, which Few opportunities exist for infill in the di s trict. are similar in scale and ove rall character to those seen However, even one large, inappropriate building could historically, are strongly encouraged. strongly affect the character of the district and one's ability to interpret its historic character. Therefore, the design of new construction is very important and
should be carefully considered.
Architectu ral Character
N.l The literal imitation of older historic styles is discouraged. • Contemporary interpretations of traditional
buildings, which are similar in scale and overall character to those seen historically, are strongly encouraged.
• In essence, infill should be a balance of new and old in design. • This applies to architectural details as well as the
overall design of a building.
Site Plan Guidelines
N.2 Respect the town grid in new construction. Orient a new building parall el to its lot lines, in When constructing a n ew building, maintain the uniform a manner similar to hi storic building orientation, alignment offacades. not at an angle. Orient the prima ry facade toward the street.
N.3 Maintain the uniform alignment of facades. Align the building front at the sidewalk edge.
CITY o .f M EMPH I S i?i SO(JTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
Mass and Scale
N.4 New construction should appear similar in mass and scale to historic structures found traditionally in the area. ·
N.S Buildings should appear similar in width to those seen historically in the block. • Historically, buildings were built in 25-foot increments. New buildings should reflect this pattern.
New construction should appear similar in mass and scale N.6 Buildings should appear similar in height to to historic structures found traditionally in the area. A variety those seen historically in the block. of building heights and forms can be seen along the street. • Historically, most buildings were one, two and three stories in height. • New buildings should reflect this range. two storefronts • Consider that large projects should provide
variety in building heights, including one and two story portions.
N.7 Floor-to-floor heights should appear to be
similar to those seen historically in the block. • In particular, the first floor windows should appear similar in height to those seen traditionally.
Divide larger buildings into "modules" that appear similar in scale to buildings seen traditionally in the block. N.S Divide larger buildings into "modules" that appear similar in scale to buildings seen traditionally in the block. • If a larger building is divided into multiple "modules," these should be expressed three• dimensionally, throughout the entire building, including the roof.
Roof Shape
N.9 The roof of a new building should be visually compatible by not contrasting greatly with the roof shape and orientation of surrounding buildings. The roof of a new building should be visually compatible by not contrasting greatly with the roof shape and orientation of surrounding buildings.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT ' . CITY o [MEMPHIS
New Construction
Materials
N.lO Simple material finishes are encouraged. • Matte finishes are preferred. • Polished stone, for example, is inappropriate.
N.ll Materials should appear similar to those used historically. • Traditional materials are preferred, primarily stone and brick. • New materials may be considered, but they should
appear similar in character to those u sed traditionally in the district._ For instance, brick should be similar in size to that used historically. M ate rials should a ppea r similar to those u sed historicall y, • New materials should have a demonstrated a s d o the mate rials in this ne w building. durability. For example, some facade materials used in new construction are more susceptible to weather and simply do not last as long as stone or brick. • Material s should be used in a manner similar to that used traditionally. • Do not employ "used" brick in new construction . This can give a false impression of the building's history.
Solid-to-void Ratio
N.12 The ratio of window-to-wall should be similar to that seen traditionally on commercial storefront buildings in the district. First floors sh ould be more transparent than
upper floors. The ratio of solid to void should be simila r to that seen • Upper floors should appear more solid than first traditionall y on comme rcial st orefront buildings in the floors. district.
CI TY o j M EMP HI S IN SOUTH MA IN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
Alignment of Facade Elements
N.13 Maintain the alignment ofhorizontal elements along the block, including building cornices. • This alignment occurs because many of the buildings are similar in height. • Window siBs, moldings and cornices are among those elements that may be seen to align. • The main floor of a building should align with those of historic properties.
Windows Maintain the alignment of horizontal elements along the block. Moldings above display windows and transoms are examples of features that align. N.14 Upper story windows with vertical emphasis are encouraged.
N.lS Windows should be trimmed with wood, painted metal or anodized aluminum. • This trim should have a dimension similar to that used historica11y.
N.16 Window dimensions that are similar to those used traditionally are encouraged. • Many windows are "one-over-one," in that a single pane of glass is in each the upper and
lower sash. Others are "two-over-one," with two panes (or lights) in the upper half. These arrangements are preferred. entry floor @ sidewalk level • The dividing frame elements, or muntins, in a window should be similar in dimension to those The main floor of a building should align with those of used traditionally. historic properties. Any change in the floor level should be located back from the front entry. Entries
N.17 Building entrances should appear similar to those used historically in the block. • Building entrances should be recessed. • There is, however, historic precedence for doors mounted at the sidewalk edge, which may be considered in new construction if allowed by building and other codes. Building entrances should be in scale with the overall facade. • Locate the primary entrance facing the street. • Clearly define primary entrances.
N.18 Doors should be trimmed with wood, painted metal or anodized aluminum. • This trim should have a dimension similar to that Upper story windows with vertical emphasis are used historically. encouraged.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT 11:1 CITYujMEMPHIS
Guidelines for Signs
Sigr.>
Chapter 5: Guidelines for Signs
Historically, signs used on South Main Street were relatively simple. They varied in size and location, but most were simple painted panels with simple lettering styles. The earliest signs had no lighting. In later years, an indirect light source was typical. These relationships should be continued. To do so, the Memphis Landmarks Commission seeks to limit the size and number of signs so that no single sign dominates the setting, but, rather, the district reads as a distinct neighborhood.
CITY o fMEMPHIS . Jii SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT Design Guidelines
Sign Context
A sign typically serves two functions: first, to attract
attention, and second to convey information. If it s well designed, the building front alone can serve the attention-getting function, allowing the sign to be
focused on conveying information in a well conceived manner. All new signs should be developed with the overall context of the building and of the district in
mind.
S.l Consider the building front as part of an overall sign program.
• Coordinate the overall facade composition, including ornamental details and signs. • Signs should be in proportion to the building,
such that they do not dominate the appearance. • Develop a master sign plan for the entire building front, which should be used to guide individual
sign design decisions.
S.2 A sign must be subordinate to the overall
building composition. • A sign shall appear to be in scale with the facade. The overall facade composition, including ornamental • Locate a sign on a building such that it will details and signs, should be coordinated. Signs also should emphasize design elements of the facade itself. be in proportion to the building, such that they do not In no case should a sign obscure architectural dominate the appearance. details or features.
• Mount signs to fit within existing architectural features. Use signs to he!p reinforce the horizontal lines of moldings and transoms seen along the
street. • Unless there is historical evidence, signs should not be located on the roof.
S.3 A sign should be in character with the material, color and detail of the building. Simple letter styles and graphic designs are more
appropriate on many of the structures found on South Main Street.
Inappropriate: A sign should be subordinate to the overall building composition.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT '*' CITY o JMEMPHIS
Signs
Permitted Sign Types
S.4 Flush-mounted wall signs may be considered. • A flush-mounted wall sign is one that is mounted flat to the wall; in most cases, a flush-mounted wall sign should be positioned just above the display window. It shall not be located above second floor windows. • When feasible, place a wall sign such that it aligns with others on the block. Appropriate: A flush-mounted wall sign is one that is • When planning a wall sign, determine if mounted flat to the wall; in most cases, a flush-mounted decorative moldings exist that could define a wall sign should be positioned just above the display window.
"sign panel." If so, locate flush-mounted signs such that they fit within·· panels formed by moldings or transom panels on the facade. In no case should a sign obscure significant facade features. If no suc·h molding exists, a sign should not cover more than fifty percent (50%) of the area between adjacent architectural elements.
S.S Projecting signs may be considered. A projecting sign should be located near the business entrance at, or slightly above, eye level, just above the door or to the side of it. • In general, only one projecting sign per building facade is allowed. However, where the Commission determines that the result would be A window sign may be considered. A window sign may be compatible with the district, one projecting sign painted on or hung just inside a window. shall be allowed for each distinct facade module of a building. Note that other approvals may be required to allow a sign to overhang the public right-of-way.
S.6 A window sign may be considered. • A window sign may be painted on a window. A window sign may cover approximately thirty percent (30%) of the total window area.
S.7 A directory sign may be considered. • Where several businesses share a building, coordinate the signs. AIign several smaller signs, or group them into a single panel as a directory to make them easier to locate. Appropriate: Where several businesses share a building, coordinate the signs. Use similar forms or backgrounds for the signs to tie them together visually and make them easier to read.
CITY oj MEMPHIS Jji SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT Design Guidelines
Inappropriate Sign Types
S.S Signs that are out of character with those seen historically, and that would alter the historic character of the street, are inappropriate. • Any sign that visually overpowers the building or obscures significant architectural features is inappropriate. • Internally illuminated cabinet signs are not - appropriate.
S.9 Using billboards on roofs ofhistoricstructures - is inappropriate.
Sign Materials
S.lO Sign materials shall be compatible with that of the building facade. Any sign that visually overpowers the building or obscures • Painted wood and metal are appropriate materials significant architectural features is inappropriate. for signs. Their use is encouraged. Unfinished materials, including unpainted wood, are discouraged because they are out of character with the historic context. - Highly reflective materials that will be difficult to read are inappropriate. Painted signs on blank walls were common historically and may be considered.
Sign Content
S.ll Symbol signs are encouraged. • Symbol signs add interest to the street, are quick!y read and are remembered better than written Appropriate: Symbol signs add interest to the street, are words. quickly read and are remembered better than written words.
S.12 Use colors for the sign that are compatible with those of the building front. -
S.13 Simple sign designs are preferred. Typefaces that are in keeping with those seen in the area historically are encouraged. Avoid sign types that appear too contemporary. • Also limit the number of colors used on a sign. In general, no more than three colors should be used .
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT ..,. CITYojMEMPHIS
Signs
S.14 Select letter styles and sizes that will be compatible with the building front. • In general, letters should not exceed 10 inches in height for a typical one-bay storefront. This applies to letters on flush-mounted, projecting and window signs. Taller letters may be considered, for flush-mounted signs only, on a larger surface area. • A void hard-to-read or overly intricate typeface styles.
S.lS Preserve historic painted signs where they exist.
Preserve historic painted signs where they exist.
Sign Lighting
One should be able to perceive the historic character of individual buildings and of the district as a whole during both day and night. In this regard, sign lighting should be compatible with the historic character of the street.
S.16 The light for a sign shall be an indirect source. • Light shall be directed at the sign from an external, shielded lamp. Internal illumination of a sign is inappropriate. • A warm light, similar to daylight, is appropriate. Appropriate: Light shall be directed at the sign from an S.17 Neon signs are appropriate. external, shielded lamp. • Neon signs were a part of the tradition in South Main Street, and their use may be continued. • Use neon in limited amounts so it does not become visually obtrusive.
Off-Premise Signs
S.18 Off-premise signs, such as billboards shall be permitted if they are based on accurate historic photographic evidence. • Any billboards proposed in the district shall be in substantial conformance with the materials, locations, sizes and designs of historic billboard signs that existed between 1890 and 1948.
CITY v fMEMPHIS SOUTH MAIN STR EET HISTORIC PRESE RVATION DISTRICT Design Guidelines
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SOUTH M AIN STREET HISTOR IC PRESERVATION DISTRICT CITY of M EMPHIS
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Guidelines for · · All Projects
Design Guidelines
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SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT '*' CITY oj M EMPHIS
All Projects
Chapter 6: Guidelines for All Projects
These design guidelines shall apply to all projects in the South Main Street Historic Preservation District. These include certain site improvements, alterations to existing structures and new construction.
Accessibility
The Americans with Disabilities Act (ADA) mandates that places of public accommodation be accessible to all users.
A.l The guidelines introduced herein should not
prevent or inhibit compliance with accessibility laws. • All new construction shall comply completely
with ADA. • Owners ofhistoric properties also should comply to the fullest extent, while also preserving the
integrity of the character-defining features of their buildings. • Special provisions for historic buildings exist in
the law that allow some alternative solutions in meeting the ADA standards. For example, some building owners have placed ramps within interior spaces so as not to interfere with the historic
storefront. Consult with the State Historic Preservation Office (see MLC staff for contact information)
for more information regarding compliance or alternative solutions in meeting the ADA. The guidelines introduced herein should not prevent or inhibit compliance with accessibility laws.
Design Guidelines
CITY oJ M E MPHI S SOUTH MA IN STREET HISTORIC PRESERVATION DISTRCI T
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT '*' CITY oj M EMPHIS
All Projects Acoustics
A.2 Minimize the emission or transmission of - sound, noise and amplified music. • Use techniques that will not damage the historic building fabric. • Preserve historic windows in the process. - Either abut the two glasses, -Use a moisture absorbing material, or - - Install new windows behind existing ones, to create an air space that will reduce sound transmission. • Consider isolating upper floor framing from lower floors to minimize transmission of sound.
Archaeological Features
A.3 Arrange for an archaeological survey of all terrain that must be disturbed during rehabilitation or new construction projects. - • The survey should be conducted by a professional archaeologist. • Leave known archaeological resources intact. -
A.4 Minimize the disturbance of terrain around the structure. • This will reduce the possibility of destroying unknown archaeological resources. • Do not install underground utilities, pavements and other modern features. Do not introduce heavy machinery or equipment into areas where their presence may disturb archaeological resources.
Awnings and Canopies
Historically, awnings and canopies have been a - successful part of the South Main Street Historic Preservation District and their use is encouraged.
A.S A fixed metal canopy is permitted where historic evidence demonstrates that a canopy existed during the building's period of significance. • Appropriate supporting mechanisms are wall• A fixed metal canopy is permitted where evidence mounted brackets, chains and posts. demonstrates that one existed during the building:period of significance.
CITYoJMEMPHIS • SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT Design Guidelines
A.6 A fabric awning is also appropriate. • Operable awnings are encouraged. • Use colors that are compatible with the overall color scheme of the facade. Solid colors or simple muted striped patterns are appropriate. • Simple shed shapes are appropriate for rectangular openings. • Odd shapes, bullnose awnings and bubble awnings are inappropriate.
A.7 Internal illumination in an awning is inappropriate.
A.S Mount an awning or canopy to accentuate
character-defining features. Odd shaped awnings are inappropriate. For example, a bull• • It should be mounted to highlight moldings that nose awning, such as the one seen above, is out of character. may be found above the storefront and should not hide character-defining features. • Its mounting should not damage significant features and historic details.
Demolition
Since the purpose of historic zoning is to protect historic properties, the demolition of a building which contributes historically or architecturally to the character and significance of the district is inappropriate and should be avoided.
A.9 Demolition of a building in the South Main Street Historic Preservation District is inappropriate if: It is of such architectural or historical interest and value that its removal would be detrimental to the public interest. • It is of such old or unusual or uncommon design and materials that it could not be reproduced without great difficulty and expense. • Its proposed replacement would make a less
positive visual contribution to the district, would Simple shed shapes are appropriate for rectangular disrupt the character of the district, or would be openings. visually incompatible.
SOUTH MAIN STREET HISTORIC PRESERV.ATION DISTRICT tau CITY o JMEMPHIS
All Projects
A.lO Demolition of a building in the South Main Street Historic Preservation District is appropriate if one of the following applies: • It has lost its architectural and historical integrity and importance and its removal will not result in a more negative, less appropriate visual effect on the district. • It does not contribute to the historical or architectural character and importance of the district and its removal will result in a more positive, appropriate visual effect on the district.
Design for Energy Conservation
Many times historic elements on commercial structures are lost due to a misconception that old doors and windows are not energy efficient. For the most part - historic structures were constructed to be naturally energy efficient (e.g. high ceilings) and often times _.. are more energy efficient than even the most "up-to• date" buildings.
A.ll The use of energy conservation methods in building design is encouraged. • It is not necessary to remove existing glass or to install thermopane glass to realize the energy savings. Generally, the problem is that older sash has dried and the glazing compound around it has shrunk, which allows air to leak around the glass. • The best strategy is to re-g laze the existing glass and add weather-stripping. Storm windows may be installed on the interior side of windows. Be certain that the frame styles of the storm windows match those of the original windows. Weather-strip doors and windows. • Install ceiling fans to circulate the air. • Install insulation in the attic. Consider installing insulation in the basement. -
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT CITY oj M E MPHIS CITYoJMEMPHIS • SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
Fencing
Historically, in the district, fencing and walls were limited and, where found, were utilitarian and industrial in nature. Fencing and walls can be helpful to property owners seeking greater security and/or privacy and may be appropriate along the rear and side of lots.
A.12 Fencing should be compatible with its immediate context, including the site and adjacent buildings. • Fencing should be kept to a minimum and should reflect the commercial and industrial nature of the district. • Appropriate materials for fencing includes metal pickets, new brickand wood. Wood fencing should not be used along South Main Street, however. • Chain link is not an appropriate fencing material except where it is greater than seventy-five (75') from the street edge. • Where fences are needed along rear property Iines or alley edges, consider using metal pickets. • Where fences are needed along South Main Street consider using a wall which reflects typical storefront elements. These elements should align with similar elements on adjacent buildings. Wood privacy fences may be considered along side streets and Mulberry Street. These fences should be setback at least two feet (2') from the sidewalk edge. Landscaping is strongly encouraged in this setback. • Lattice along the top of wooden fencing is suburban in character and not appropriate for the district. • When a privacy fence is needed, it should be six feet (6') in height. In some instances, fences may exceed this height-up to the City limit of eight feet (8'), but this will be considered by the MLC on a case-by-case basis.
All Projects Glass
A.13 Glass used in windows shall appear similar to that used historically. • Transparent, clear glass is appropriate. • Tinted glass of 10% grey or less may be
considered if it can be demonstrated that visibility to goods and services inside will be maintained. • Opaque and mirror glass are inappropriate. • Retaining extant historic glass is important and should be encouraged in all cases except where safety glass or wire glass is required by code. Retaining extant historic glass is important and should be encouraged in all cases.
Landscaping
Landscaping will enhance the pedestrian experience and is therefore encouraged . Limited opportunities exist for landscaping along South Main Street, but these should be explored whenever feasible.
- A.14 Landscaping is encouraged where space allows. • Landscape features such as parks, gardens, street -
lights, signs, benches, and walkways that have traditionally linked buildings to their environment should be retained. - • Landscaping may be in rear courtyards and alley Using an opaque window material is inappropriate. areas. • Storefronts should continue to define the sidewalk edge.
• Where fences are needed along rear courtyards or alley edges, consider using metal pickets.
If a fence is needed along a rear courtyard or alley edge, consid er usin g a metal picket fence.
SOUTH MAIN STREET HISTOR IC PR ESERVATION DISTRICT (;JI CITY oJ M EMPH I S CITYo.fMEMPHIS SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
A.lS For open space on a site, define the edge of the property with landscape elements. • For example, define the edges of a vacant lot with landscaping (low-scale urban street trees or shrubs) or structural elements. • Landscaping elements should align with adjacent buildings and be compatible with the character of the neighborhood in size, scale, and type. Free-form, suburban type landscaping is inappropriate in this setting. • Consider using a fence that reflects typical storefront elements. These elements should align with adjacent buildings.
Lighting For open space on a site, define the edge of the property with landscape elements. Consider using a "fence" that
Lighting designs should enhance one's ability to reflects typical storefront elements. interpret the historic character of the street, as seen at night, and should not overwhelm it.
A.16 Use lighting for the following: • To accent architectural details. • To accent building entries. • To accent signs. To illuminate sidewalks.
A.17 Use lighting as it was used historically in the district. • Shielded lighting is preferred. • Lighting should not dominate a facade or the street. • Washing the entire facade with light is inappropriate.
All Projects Mechanical Equipment and Service Utilities
A.18 Minimize the visual impact of mechanical equipment. Screen equipment from view. • Do not locate window air conditioning units or satellite dishes on the building's primary facade. • Use low-profile mechanical units on rooftops that are not visible from public ways.
A.19 Minimize the visual impacts of utility connections and service boxes. • Locate them on secondary walls when feasible.
A.20 Locate standpipes and other service equipment such that they will not damage historic facade materials. - Minimize the visual impact of trash storage and service Cutting channels into historic facade materials areas. Dumpsters shall be screened from view. damages the historic building fabric and is inappropriate. • Avoid locating such equipment on the front facade. -
A.21 Minimize the visual impact of trash storage and service areas. • Dumpsters shall be screened from view. - • Locate service areas away from major pedestrian routes, typically in the rear. • Consider placing gates on trash storage areas to
further diminish its visual impact.
A.22 Cellular phone towers are not permitted in the district.
• Cellular antennas may be added to roof tops when necessary. The antenna shall be camouflaged by paint or other measures to
minimize their impact on the property and streetscape.
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Minimize the visual impacts of utility connections and service boxes. Locate them on secondary walls when feasible. -
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT m CITY of MEMPHIS CITYoJMEMPHIS SOUTH MAIN STR EET HISTORIC PRESERVATION DISTRICT
Design Guidelines
Parking
Automobiles have been a part of the scene for many years. Historically, however, they were a secondary feature in the street scene. Today, their visual impacts should be minimized, to enable one to perceive the historic character of the street.
A.23 Minimize visual impacts of off-street parking, as seen from the public way. • Screen the edges of parking lots with planted
areas, decorative paving, fences, hedges and Minimize visual impacts of off-street parking, as seen from decorative walls. the public way. When landscaping at the sidewalk edge use at least a five foot deep plant bed. This will provide a good buffer for.pedestrians. • Using a low brick wall may also bean appropriate -·j solution. • Landscaping the interior of a parking lot is
encouraged. I Display windows 1\1+++-W:--face the street A.24 Large areas of off-street parking are -===t:t±±::lJ and parking, discouraged along South Main Street.
• Minimize the number of new curb cuts.
A.25 Where appropriate, design a parking area to
be accessed from an alley rather than the street.
A.26 Locate parking such that it will be subordinate to other site features. • An on-site parking area should be located inside Screen a parking area from view from the street. A minimum or behind a building, where its visual impact will of five feet should be used as a buffer from the inside sidewalk be minimized. edge. • Minimize the surface area of paving and consider using less impervious material such as modular pavers.
A.27 Minimize the visual impacts of a parking structure. Cars in a parking structure should be screened from view from the street. • Street frontage should be reserved for commercial uses. This may be accomplished by locating the parking below grade, with commercial space above, or by "wrapping" parking at grade with a row of commercial spaces. Design a parking structure so as to allow space for active uses of the sidewalk.
All Projects Relocation
Relocation refers to (1) moving a building into the district(2) moving a building out of the district or (3) moving a building from one site to another within the district.
A.28 Moving an existing building which contributes to the character of the district should be avoided.
A.29 Moving a building which does not contribute to the district, or which has lost architectural integrity due to deterioration and neglect, is appropriate. - • A building may be moved if its removal or the proposal for its replacement will result in a more positive, appropriate visual effect on the district. - • Relocated buildings must be carefully rebuilt to retain and maintain original architectural details and materials. - • A building may be moved into the district if it maintains a sense of architectural unity in terms of style, height, scale, massing, materials, texture and setback with existing buildings along the street.
A.30 A building may be moved from one site to another in the district under the following conditions: • If the integrity of location and setting of the building in its original location has been lost or is seriously threatened. • If the new location will be similar in setting and siting. • If the building will be compatible with the buildings adjacent to the new location in style, height, scale, materials and setback. • If the relocation of the building will not result in a negative visual impact on the site and surrounding buildings from which it will be removed. -
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
CITY, .(MEMPHIS I &4 SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Design Guidelines
&:I CITY oJ M E MPHI S ...
All Projects
Rooftop Uses
A.31 Minimize the visual impact of rooftop uses as seen from the street.
A.32 Set activities back such that they are not visible from the sidewalk across the street. • Set activities approximately 25 feet back for a two-story building. • This includes potted plants, umbrellas and tables. Set activities back such that they are not visible from the • For historic buildings, see also the guidelines for sidewalk across the street (approximately 25 feet for a two• historic properties. story building).
Security Devices
A.33 Minimize the visual impact of security devices. • New security bar designs should be simple. • Locating bars inside the glass of a display window is the on l y acceptable place. Roll-down metal screens are discouraged, because they obscure products on display and thereby weaken the interest of the street to pedestrians w hen in a closed position. • Minimize the visual impacts of alarm devices and intercom panels.
A.34 Gates may be installed at storefront entries. • Set them back from the storefront line, w hen feasible, to maintain the appearance of a recessed entry. Where entries were not recessed historically, consider installing gates on the inside of the door.
Sidewalks and Walkways
A.35 Retaining or repairing early or existing streets, walkways and other paving is encouraged.
A.36 A new sidewalk should be constructed of concrete.
A.37 New curbs should be compatible with those granite curbs used historically. Where granite curbs survive, they should be preserved. • New curbs may be of granite or of concrete that is similar in col or to granite.
CITY o JMEMPHIS •• SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICf
Design Guidelines
SOUTH MAIN STREET HISTORIC PRESERYTION DISTRICT CITY oj MEMPHI S
All Projects I
Design Guidelines
Appendices
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT CITY of MEMPHI S
Appendices
.....
Design Guidelines
Imperative mood - Throughout this document, many of Appendix A: the guidelines are written in the imperative mood. The Interpretation of Terms reader is often instructed to "maintain" or "preserve" an established characteristic. For example, ooe guideline Related to Compliance states: "Preserve significant storefront components." In such cases, the user shall comply. The imperative mood is used, in part, because this document is intended to serve These definitions apply to terms related to compliance in an educational role as well as a regulatory one. the preceding text. Inappropriate- Inappropriate means impermissible. When Appropriate - In some cases, a stated action or design the term "inappropriate" is used, the relevant design ap• choice is defined as being "appropriate" in the text. In proach shall not be allowed. For example, one guideline such cases, by choosing the design approach referred to states: "Signs that are out of character with those seen his• as "appropriate," the reader will be in compliance with torically, and that would alter the historic character of the the guideline. However, in other c-ases, there may be a street, are inappropriate." In this case, a design out of char• design that is not expressly mentioned in the text that also acter with those seen historically would not be approved. may be deemed "appropriate" by the MLC. Non-contributing- Recent buildings and those fifty years Consider - When the term "consider" is used, a design old or older which have lost their integrity are considered suggestion is offered to the reader as an example of one "non-contributing." These buildings or structures do re• method of how the design guideline at hand could be met. tain value as residential or commercial properties, but do Applicants may elect to follow the suggestion, but may not possess the significance and/or physical integrity nec• also seek alternative means of meeting it. In other cases, essary to be listed as contributing. the reader is instructed to evaluate the ability to take the course recommended in the context of the specific project. Preferred - In some cases, the reader is instructed that a certain design approach is "preferred." In such a case, the Context- In many cases, the reader is instructed to relate reader is encouraged to choose the design option at hand. to the context of the project area. The "context" relates to However, other approaches may be considered. those properties and structures adjacent to, and within the same block as, the proposed project. Primary facade -The primary facade is the principal el• evation of a building, usually facing the street or other Contributing -Architecturally, historically or geographi• public way. cally significant buildings or structures are generally con• sidered to be "contributing" to a local district. Shall- Where the term "shall" is used in a design guide• line, compliance is required. For example, one guideline Guideline- In the context of this document, a "guideline" states: "A sign shall be in character with the material, color is a requirement that must be met, in order to be in accor• and detail of the bui !ding." dance with the intent of this document. Should- If the term "should" appears in a design guide• Historic - In general, a historic property is one that is at line, compliance is strongly encouraged, but is not required. least 50 years old or older, associated with significant people or events or conveys a character of building and design found during the district's period of significance. In the context of this document, a "historic" property is one that is officially designated as contributing by the city under its local landmarks ordinance. Note that locally-des• ignated properties are also listed on the National Register of Historic Places.
SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT CITY of MEMPHI S
Appendices
Appendix B: The Secretary of the Interior's Standards for the Rehabilitation of Historic Buildings
1. A property will be used as it was historically or 8. Archeological resources will be protected and be given a new use that requires minimal preserved in place. if such resources must be change to its distinctive materials, features, disturbed, mitigation measures will be spaces, and spatial relationships. undertaken. 2. The historic character of a property should be 9. New additions, exterior alterations, or related
retained and preserved. The removal of historic new construction will not destroy historic materials or alteration of features, spaces, materials, features, and spatial relationships and spatial relationships that characterize a that characterize the property. The new work property will be avoided. will be differentiated from the old and will be 3. Each property will be recogni zed as a physical compatible with the historic materials,features,
record of its time, place, and use. Changes that size, scale and proportion, and massing to create a false sense of historical development, protect the integrity of the property and its
such as adding conjectural features or elements environment. from other historic properties, will not be 10. New additions and adjacent or related new undertaken. construction will be undertaken in such a 4. Changes to a property that have acquired manner that, if removed in the future, the historic significance in their own right will be essential form and integrity of the historic retained and preserved. property and its environment would be 5. Distinctive materials, features, finishes, and unimpaired. construction techniques or examples of craftsmanship that characterize a property Alterations and additions to existing properties should will be preserved. not be discouraged when such alterations and addi• 6. Deteriorated historic features will be repaired tions do not destroy significant historical, architectural rather than replaced. Where the severity of or cultural material. Such design should be compat• deterioration requires replacement of a ible with the size, scale, color, material and character of the property, neighborhood and environment. distinctive feature, the new feature will match the old in design, color, texture, and, where possible, materials. Replacement of missing features should be substantiated by documentary and physical evidence. 7. Chemical or physical treatments, if appropriate, will be undertaken using the gentlest means possible. Treatments that cause damage to historic materials will not be used.
Design Guidelines
Appendix C: C.3 Maintenance of Storefronts • Wash display windows Recommendations for On• • Repair damaged kickplates. Going Building Maintenance • Re-caulk display windows to reduce air infiltration. • Install weather-stripping around doors. Using regularly scheduled maintenance procedures • Repoint mortar where necessary. Use the proper to preserve historic building materials is strongly procedure for repainting, matching the color, encouraged. Consider the following recommenda• texture and detailing of the original masonry. tions: (More information on this subject available through the National Park Service's C.l Maintenance of Streets and Alleys Preservation Brief series.) Clear debris from side"Yalks and alleys, especially where site drainage may be affected. • Clear garbage around dumpsters
C.2 Maintenance of Upper Story Windows
Wash upper story windows. Clear debris from upper story windows.
• Repair shades or curtains in upper story windows or replace with new. • Re-glaze loose glass. This will reduce air leaks.
• Install weather-stripping. This will enhance energy conservation significantly. Regular and periodic maintenance of a historic building assures that more expensive preservation and restoration measures will not be needed at a future date.
C.4 Maintenance of Roofs • Clear debris from gutters and downspouts to prevent their backing up. • Patch leaks in the roof. This should be a high priority. • Replace deteriorated flashing. • Repoint eroded mortar in the parapet wall. Use an appropriate mortar mix. Maintenance of upper story windows, such as repainting the sash, will greatly enhance the visual appearance of a • Re-solder downspout connections to prevent building and mitigate any potential deterioration. water leaking onto walls. Connect downspouts into underground sewers. Do not allow water to disperse at the foundation of a building.
SOUTH MAIN STREET HISTORIC PRESE RVTION DISTRICT tjl CITY o fM E MPHI S
Appendices
CITY u{ MEMPHI S rfj SOUTH MAIN STREET HISTORIC PR ESERVATION DISTRICT
Design Guidelines
c.s Maintenance of Awnings and Canopies c.s Other energy conservation tips include: • Repair leaking downspouts on metal canopies. • Reglaze all loose glass. • Replace worn fabric awnings. • Weatherstrip doors and windows. • Re-secure loose awning hardware. • Install ceiling fans to circulate air. • Wash fabric awnings regularly. This will help • Install insulation in the attic. extend the life of the fabric. Spray with water • Consider installing insulation in the crawl space from the underside first, to lift dirt particles, or basement. then rinse them off. • Existing windows, if properly caulked and
weather-stripped, will provide adequate C.6 Maintenance of Signs insulation. • Re-secure sign mounts to the building front. • Most energy loss is through filtration, which • Repaint faded graphics. can be treated. • Repair worn wiring. If a greater degree of insulation is desired, • Replace burned out bulbs. install an interior storm window. This will • Remove obsolete signs. provide a greater dead air space, which will • Preserve historic p inted signs in place. also reduce sound transmission .
C.7 Energy Conservation C.9 Structural Systems • It is not necessary to remove existing glass or • Recognize the special problems inherent in the to install thermopane glass to realize the energy structural systems of historic buildings, savings. Generally, the problem is that older especially where there are visible signs of sash has dried and the glazing compound cracking, deflection or failure. around it has shrunk, which allows air to leak Undertake stabi1ization and repair of weakened around the glass. structural members and systems. • The best strategy is to re-glaze the existing • Replace historically important structural glass and add weather-stripping. Storm members only when necessary. Supplement windows may be installed on the interior side existing structural systems when damaged or of windows. Be certain that the frame styles of inadequate. the storm windows match those of the original • Do not leave known structural problems windows. untreated. This will cause continuing deterioration and will shorten the life of the structure.
SOUTH MAIN STREET HISTORIC PRESERVf.TION DISTRICT t4J CITY oJMEMPHIS
Appendices
Appendix D: Recommendations for Building Color
Color is not reviewed unless it is for painting The following recommendations may be considered: unpainted masonry, signs and awnings. D.l Using the historic color scheme of the While color in itself does not affect the actual form of building is encouraged. a building, it can dramatically affect the perceived scale • The applicant should conduct an analysis of of a structure and it can help to blend a building with the historic colors. Select a series of sample its context. Many buildings are brick and should not test patches and scrape away the layers of paint be painted. with a knife to identify early colors. Moisten the sample to determine its original saturation. The color history of South Main Street is distinctly • Owners are encouraged to seek professional different from that of the central core of downtown. In lab tests when researching historic color the downtown core, color was usually reserved. Greens schemes. were darker; whites were muted. Surfaces were gen• erally subtle and comparatively refined. South of the core, there was far less variety in color, greens were D.2 Use colors to create a coordinated color brighter, and color was usually chosen on the basis of scheme for the building. tradition. The following remarks are based largely on • The facade should "read" as a single extensive examination of paint chips taken from build• composition. ings along South Main Street. The general conclusions drawn from this process are confirmed by those whose D.3 Employ color schemes that are simple in recollections of the area reach back as far as the 19- character. teens. Using one base color for the building is preferred. The most prevalent paint color-and a defining char• • Using only one or two accent colors is also acteristic of this area-was bright chrome green. This encouraged, although precedent does exist for green was not dark, not subtle, not muted, but bright• using more than two colors in some situations. not yellow-green, but "Christmas" green, roughly the same color traditionally used on park benches. Almost without exception, every building constructed of red D.4 Base or background colorsshould be muted. brick had woodwork and metal elements painted with • Use the natural colors of the building materials, this traditional green color. A less common color for such as the buff color of limestone, as the base woodwork and metal was white-sometimes creamy, for developing the overall color scheme. but usually stark. These two color options prevailed, • Use matte finishes instead of glossy ones. almost without exception, on buildings designed for warehousing, distribution, or manufacturing. On D.S Reserve the use of bright colors for accents smaller buildings used as restaurants or retail firms, only. such hues as mustard yellow, bright iron red, and me• • Bright colors may highlight entries. dium blue were occasionally used, though chrome green and white remained predominant, frequently in combination on a single storefront. In a very few cases, original storefronts were stained and varnished, not pained. Color combinations on building facades were probably simple, rarely involving more than two hues.
Design Guidelines
SOUTH MAIN STREET HISTORIC PRESERVf.TION DISTRICT t4J CITY oJMEMPHIS
Appendices
D.6 Sign and awning color should be compatible D.7 Leave natural masonry colors unpainted with the building front. where feasible. • The sign and/or awning should be coordinated • Where the natural color of a building material ;vith the color scheme of the entire building. exists, such as stone or brick, they should be Consider using similar colors on signage or left unpainted. awning storefront displays and the door. This • For other parts of the building that do require is known as the "golden triangle," and is painting, select colors that will complement intended to draw a customer's attention to the those of the natural materials. building, to look at the goods and finally to • If an existing building is already painted, lead them into the door. cwnsider applying new colors that simulate the original brick color.
Design Guidelines
Glossary
Alignment. The arrangement of objects along a Canopy. A roofed structure constructed of fabric straight line. or other material placed so as to extend outward from a building providing a protective shield for doors, Arch. A structure built to support the weight above windows and other openings, supported by the building an opening. A true arch is curved. It consists of wedge• and supports extended to the ground directly under the shaped stones or bricks called Voussoirs (vu-swar'), canopy or cantilevered from the building. put together to make a curved bridge which spans the opemng. Column. A slender upright structure, generally consisting of a cylindrical shaft, a base and a capital; Architrave. The lowest of the three main parts of pillar: It is usually a supporting or ornamental member the entablature. Also, the ornamental moldings around in a building. doors, windows and other openings. Cornice. The projection at the top of a wall. The Ashlar. A square, hewn stone used in building. It top course or molding of a wall when it serves as a also refers to a thick dressed, square stone used for crowning member. facing brick walls, etc. Dormer. A window set upright in a sloping roof. Baluster. A short, upright column or urn-shaped The term is also used to refer to the roofed projection support of a railing. in which this window is set.
Balustrade. A row of balusters and the railing Eave. The underside of a sloping roof projecting connecting them. Used as a stair rail and also above beyond the wall of a building. the cornice on the outside of a building. Elevation. A mechanically accurate, "head-on" Bracket. A supporting member for a projecting drawing of a face of a building or object, without any element or shelf, sometimes in the shape of an inverted allowance for the effect of the laws of perspective. Any L and sometimes as a solid piece or a triangular truss. measurement on an elevation will be in a fixed proportion, or scale, to the corresponding measurement Building Form. The overall shape of a structure on the real building. (i.e. most Federal-influenced structures are rectangular in form). Entablature. The part of the building carried by the columns. The entablature consists of the cornice, Building Mass. The physical size and bulk .of a the frieze and the architrave. structure. Facade. Front or principal face of a building, any Building Module. The appearance of a single side of a building that faces a street or other open space. facade plane, despite being part of a larger building. One large building can incorporate several building False Front. A front wall which extends beyond modules. the sidewalls of a building to create a more imposing facade. Building Scale. The size of structure as it appears to the pedestrian. Fascia. A flat board with a vertical face that forms the trim along the edge of a flat roof, or along the Cames. Metal struts supporting leaded glass. horizontal, or "eaves," sides of a pitched roof. The rain gutter is often mounted on it.
SOUTH MAIN STREET HISTORIC PRESERVTION tl:l CITY oJ M EMP HI S DISTRICT I
Glossary
Fenestration. The arrangement and design of Pediment. A triangular section framed by a windows in a building. horizontal molding on its base and two sloping moldings on each of its sides. Usually used as a Floor Area Ratio. The relationship of the total crowning member for doors, windows and mantles. floor area of a building to the land area of its site, as defined in a ratio in which the numerator is the floor Pier. The part of a wall between windows or other area, and the denominator is the site area. openings. The term is also used sometimes to refer to a reinforcing part built out from the surface of a wall; Finial. The decorative, pointed terminus of a roof a buttress. or roof form. Pilaster. A support or pier treated architecturally Frame. A window component: See window parts. as a column, with a base, shaft and capital that is attached to a wall surface. Frieze. Any plain or decorative band, or board, on the top of a wall immediately below the cornice. This Post. A piece of wood, metal, etc., usually long is sometimes decorated with ornamentation. and square or cylindrical, set upright to support a building, sign, gate, etc.; pillar; pole. Gable. The portion, above eave level, of an end wall of a building with a pitched or gambrel roof. In Preservation. The act or process of applying the case of a pitched roof this takes the form of a measures to sustain the existing form, integrity and triangle. The term is also used sometimes to refer to materials of a building or structure, and the existing the whole end wall. form and vegetative cover of a site. It may include initial stabilization work, where necessary, as well as Joist. One of the horizontal wood beams that ongoing maintenance of the historic building materials. support the floors or ceilings of a building. They are set parallel to one another-usually from one to two Protection. The act or process of applying feet apart-and span between supporting walls or measures designed to affect the physical condition of larger wood beams. a property by defending or guarding it from deterioration, loss or attack or to cover or shield the Kickplate. The horizontal element or assembly at property from danger of injury. In the case of buildings the base of a storefront parallel to a public walkway. and structures, such treatment is generally of a The kickplate provides a transition between the ground temporary nature and anticipates future hi storic and storefront glazing area. preservation treatment; in the case of archaeological sites, the protective measure may be temporary or Lintel. A heavy horizontal beam of wood or stone permanent. over an opening of a door or window to support the weight above it. Quoin. (pronounced koin) Dressed stones or bricks at the corners of the buildings, laid so that their faces Molding. A decorative band or strip of material are alternately large and small. Originally used to add with a constant profile or section designed to cast strength to the masonry wall, later used decoratively. interesting shadows. It is generally used in cornices and as trim around window and door openings. Rafter. Any of the beams that slope from the ridge of a roof to the eaves and serve to support the roof. Parapet. A low wall or railing often used around a balcony or along the edge of a roof.
SOUTH MAIN STREET HISTORIC PRESERYATION DISTRICT CITY o{MEMPHIS
Design Guidelines
Reconstruction. The act or process of reproducing Sill. The lowest horizontal member in a frame or by new construction the exact form and detail of a opening for a window or door. Also, the lowest vanished building, structure or object, or part thereof, horizontal member in a framed wall or partition. as it appeared at a specific period of time. Size. The dimensions in height and width of a Rehabilitation. The act or process of returning a building's face. property to a state of utility through repair or alteration which makes possible an efficient contemporary use Soffit. The underside of a structural part, as of a while preserving those portions or features of the beam, arch, etc. property which are significant to its historical, architectural and cultural value. Stile. A vertical piece in a panel or frame, as of a door or window. Renovation. The act or process of returning a property to a state of utility through .repair or alteration Stabilization. The fact or process of applying which makes possible a contemporary use. measures designed to reestablish a weather resistant enclosure and the structural stability of an unsafe or Restoration. The act or process of accurately deteriorated property while maintaining the essential recovering the form and details of a property and its form as it exists at present. setting as it appeared at a particular period of time by means of the removal of later work or by the Storefront.The street level facade of a commercial replacement of missing earlier work. building, usually having display windows.
Roof The top covering of a building. Following Transom Window. A small window or series of are some types: panes above a door, or above a casement or double hung window. • Gable roof has a pitched roof with ridge and vertical ends. Visual Continuity. A sense of unity or belonging • Hip roof has sloped ends instead of vertical ends. together that elements of the built environment exhibit • Shed roof (lean-to) has one slope only and is built because of similarities among them. against a higher wall. • Jerkin-head (clipped gable or hipped gable) is Window Parts. The moving units of a window are similar to gable but with the end clipped back. known as sashes and move within the fixed frame. The • Gambrel roof is a variation of a gable roof, each sash may consist of one large pane of glass or may be side of which has a shallower slope above a steeper one. subdivided into smaller panes by thin members called muntins or glazing bars. Sometimes in nineteenth• Sash. See window parts. century houses windows are arranged side by side and divided by heavy vertical wood members called Shape. The general outline of a building or its mullions. facade.
Siding. The narrow horizontal or vertical wood boards that form the outer face of the walls in a traditional wood frame house. Horizontal wood siding is also referred to as clapboards. The term "siding" is also more loosely used to describe any material that can be applied to the outside of a building as a finish.
CITYojMEMPHIS •. SOUTH MAIN STREET HISTORIC PRESERVATION DISTRICT
Glossary
Design Guidelines
To ensure preservation of the South SOUTH MAIN STREET Main Street Historic HISTORIC PRESERVATION DISTRICT Preservation District, all exterior new construction, building alterations, demolition, relocation, and site improvements visible from the street must be reviewed and approved by the Memphis Landmarks Commis• si9n (MLC).
The MLC issues Certificates of Appropriateness (COA) for work
that meets the design guidelines
adopted for the district. The Com• mission meets once a month to
review and approve projects. Call
576-7191 for COA application information. See reverse side for
work that requires MLC approval in
the historic preservation district. ii ! l: !r ii i! 'i t ------n f ----·-
MEMPHIS LANDMARKS ·:..·::.T .-. :r·::· ;·, - - J! :! !L COMMISSION u ;; r J:i' City Hall Room 443 125 N. Main Street Memphis, TN 38103-2084
L 4.oo.}l U 1200 Feet (901) 576-7191 fax (901) 576-7178 ' ·········-H fi i if - ... !; i ( U
Work Reviewed by the Memphis Landmarks Commission In Historic Preservation Districts*
New Construction: new primary structure new Demolition: Relocation of Structures: accessory structures buildings into a district garages features out of a district carports additions within a district outbuildings outbuildings within a property or site additions porches
Alterations: (Any exterior alteration needs review and approval even if a building permit is not required. The list below are examples and is not exhaustive.)
Doors, Windows, Site Improvements Entrances Masonry and Siding decks driveways AC window units aluminum or vinyl siding driveway gates aluminum or metal doors cleaning masonry fences and walls aluminum windows painting unpainted brick or light posts awnmgs stone parking lots/parking pads fire exit stairs repainting mortar joints permanent planters security bars sandblasting masonry, cast satellite dish placement security doors iron, or wood surfaces sidewalks and walkways stairways (exterior) siding replacement signs and billboards storm doors or windows waterblasting brick swimming pools storefront alterations
Roofs, Cornices and Dormers Porches brackets or eave alterations column replacement cornice alterations enclosure of porches dormer alterations floor replacement eave alterations light fixture replacement roof- change in material or shape screenmg skylights railings or decorative trim alterations
* Excludes buildings or improvements that cannot be seen from a public street. Contact our office at 576-7191 to have this verified and exempted from review as applicable.